 A lot of buyers, a lot of multiple offers. I don't know, man. I think we'll see it, because crypto's coming back strong right now. Yeah, crypto's doing well. I just wish that, I honestly just wish that they would not lower rates. You don't want them to lower rates? Really? No, because it's just gonna create the same scenario we were just in. Right, so think about this, when they lower rates and all this demand gets released into the market, multiple offers everywhere, right? That's gonna cause prices to go up, inventory's gonna come down. What is that the definition of? It's inflation. So like, I just don't think it's time. I think they lower rates and we're gonna get another round of inflation. I mean, that's just what I think. Okay, so you want it to hold steady for the next... I would love to see one of my first guests from Alabama, Ricky Karuth. Thanks for coming on, man. Oh man, my pleasure. Representing the state. Yeah, Bama, roll tide. Yeah, what do you got? Actually, we just won the sweet 16, we're in the elite eight. Oh, congrats. Yeah, last night. Other than college football, what do you guys know for a long time? Basketball. Nah, I live on the beach, so people don't know we have beaches. I just asked that. And what are we known for? I speak all over the country every week. I'm at a different place speaking to agents and I'll ask them what's the first thing you think of when you hear the word Alabama? And it's always football, right? Yeah, football, but like, you know, rednecks, mud. But we're not really known for much because we don't have any professional sports, you know? Right. Yeah, I didn't think about that. We got much, but we got some of the cheapest property taxes, some of the cheapest properties. Our cloth. And I live on the beach and it's beautiful. It's basically Florida. Florida raised there. So you've seen that appreciate a lot, I guess. Yeah, I mean, when I was growing up, there was no condos. And now it's just a wall. Wow. Condos, yeah. It's cool. And is that where you're buying properties at, Alabama? Why not? Like, if I were living in California, you know, I'd be screwed because prices went up so much, the cash flow's not there. I know guys in California, they don't buy where they are, they buy where I am. Yeah, because of squatters, too. Well, there's a lot of stuff in California, but where I'm at, do property taxes are cheap, cash flows good, the prices are good, you know? And I know it, you know? So I just buy stuff right around where I live. Nice. And it does well. That's cool. So, and it's, all the properties I buy are like 10 minutes from the beach. So it's got that beach allure, you know? So people are moving there because they want to be close to the beach. We're building a $150 million high school. Damn. You know, it's a small town, dude. Like, Gulf Shore's an orange beach, it's about 30,000 population. Wow. The whole town? The whole both towns put together. Holy crap. Yeah, but we've got, yearly we have about eight million visitors, which is more than Hawaii. That's the biggest ratio of residents to visitors I've ever heard of. Yeah, it's insane. And so like we have this huge second home market, which is, I was a real estate agent for 20 years and that's all I sold really was just Gulf front condos and stuff. And then I got into coaching agents and buying properties and stuff like that. But yeah, it's a very small town and it's growing, but we're building a $150 million high school. And I just bought three acres on a corner piece that's literally like five miles from where the new high school is going to be, 10 minutes from the beach, a mile from a new bridge they're fixing to build. I'm fixing to build apartments there. That's smart, because you know what's being built so you know the value is going to go up. Dude, there's no apartments being built in Gulf Shores right this second. It's growing like crazy. They're about to build a high school, a huge commercial like restaurants and condos and stuff. Literally a block from this property and nobody's building apartments. There's a lot of single family homes being built that are being rented out. So there are rental units being built. I actually bought a bunch of those last year, a bunch of brand new single family homes, DR Hortons that do well, but yeah. For me, it's fun because I'm like, everybody's like, oh, it's so rough. And I'm like, well, I'm buying stuff and cash flowing over here. So I'm kind of spoiled being down there. I guess that's, I mean, like I got the beach and I got great investment properties. So you know, I mean, there's something good to be had in Alabama. It's cool to see you investing in your own community too and giving back to your own community. Oh yeah, yeah, that's a big part of it too, is like I know some of my renters, you know. Nice. Yeah, it's a small town. Small town, yeah. Wow, so you have no plans on moving then. You're gonna stay there, stick it out. Dude, we thought about like, I went to LA a month ago and I got so much done. Like I did like four podcasts and met all these people and did all this business. And I'm like, bro, if I was living out here, it'd be over. It sounds like LA for sure. It would be, I'd have so much, I could do so much stuff. But we thought about it, you know, like Miami or something like that. We love New York, but we just love it where we are. We thought about going, but you know, we'll do something, but like I got a four year old daughter, you know, both of my wife and my parents live there. You know, so we got a really nice house. Like our house here would be like five mil. I bet. You know, we bought it for 1.1 before the pandemic. It's worth like two now. And that's a lot for Bama. Yeah, I bet, yeah. It's some sort of place concrete. It's on an acre, it's in a gated community on a golf course, 10 minutes from the beach. Golf cart ride to like huge shopping centers and stuff. That's awesome. Like as much as opportunity is out there, but like, you know, like social media really kind of makes it such a small world where, yeah, I could go out there and do a bunch of stuff, but I could just fly into Vegas and do a bunch of stuff like this. I've got a golf with Panada right after this and I had a bunch of meetings yesterday. So just, I'm always moving around. Yeah, it's the balance we play, right? Give up your house for a better area. Like living in LA, but then you'd have to live in like an apartment and pay the same price as a house or go to Montana, go to Alabama. The cost of living and stuff, yeah. I mean, that's one thing, I don't know, man. Like you just, people make decisions, you know. We, I just, I've never really moved around. I know I have friends that like live in a different place every year, you know, whatever. You know? Yeah, I think Vegas is decent because it's a little pricey, but you got Vegas. It's not as bad. It's not as bad as Cali. I know a lot of people that came here from Cali and they're like, oh man, this is like a dream come true, you know, as far as prices and stuff. So I don't know. I like, honestly, it's almost, I almost kind of like my lifestyle where like I can come in, do things like this, you know, have some meetings, see everybody, breathe the air out here and then go back home, you know, so. What would your advice to me be? I'm looking to buy my first house probably later this year. What do you buy it for? Personal house to live in, yeah. You think it's a good one? I'll probably do it now. Right now? Yeah, yeah, because inventory is building, you know, it's that's good, but like there's still a lot of pockets in the country that are getting multiple offers on properties, pockets. Like the demand is there big time. Like there's a lot of people that want to sell but can't because of interest rates and that that that group is growing like crazy. Yeah. And then there's a lot of, there's a way more first time home buyers than we've seen since the baby boomers. Wow. Yeah. Just the amount of 33 year olds. If you look at the birth rates, you know, in the 90s, it just spiked and like those people are in their mid 30s now. Well, that's when people buy homes. So you've got first time home buyers like this massive wave and then you've got the trade up sellers who have they hate their home more and more. Like there's a huge group of them that need extra bedroom or they'd love to be on the water or whatever. They can't sell cause interest rates. So like there's all these people that want to buy and sell but they really can't. And when interest rates come down, it's gonna be, you know and like right now there's 650,000 houses for sale in the US. Pre-pandemic, it was like one to 1.1. So we're like half of where we were but we're higher than where we were the past couple of years. So it went down to like in the threes, 300,000s. And then it's cracked back up the past couple of years and now we're, it's coming back up but we're still so far away from where we really were which was kind of low itself. And so when they start lowering rates if they start lowering rates, you know we already got multiple offers happening it's just gonna become more widespread. We're gonna kind of be in the same boat because all this demand that's sitting there, you know they're all gonna come out at the same time and that's gonna reduce inventory again. It's like for me I would much rather than wait till inventory actually got back up to at least pre-pandemic levels like 1.1 to 1.1 before they started lowering rates. I mean, you know that's what I, I mean as an agent it's like you're fixing to make a lot of money because when they lower rates it's gonna be a surge. And there's more inventory than there has been for the past couple of years. So there's gonna be a lot of transactions happening. So like it's gonna be great for agents and people that own properties as they watch prices go up or whatever. But if you're looking to buy home it's not gonna be great. It'll be competitive. Yeah, it'll be competitive and prices will be higher and you know it's just right now you actually have a moment where there's this window between now and when they start lowering rates where you can kinda negotiate or pick and choose a house. Right, and I'm looking to do actually seller financing. You're looking to make an offer for them to finance the house. Cause I don't think I'd be able to get the loan I want through a bank. Why not? Cause I want an expensive house and all my money's in crypto. Oh. Have you done any seller financing before? Yeah. What do you think of that? It's fine, it's no different than the bank. I mean they're just the bank, you know. The cool thing is is it's not as regulated as the bank and you can negotiate a little better with the rate and down payment and you know, there's a little more flexibility. It's actually better if you can find a seller that will do it. That's what I was thinking too. And work with you on it. Yeah, but finding the seller that will do it really narrows. Your pool. Yeah, your pool. Yeah. A lot. Okay. Yeah. That's good to know. You know, so you're gonna have to work. A lot harder. A lot harder to find something. I was just looking into that because it pays more to be, honestly. Because he does seller financing subject to. Yeah. It just seemed interesting to me. Yeah, but look at what those guys do though. They sit on the phone all day. Right. Trying to find somebody that will do that. Yeah, I don't wanna be doing that. I mean, could you imagine like trying to find somebody that would sign their deed over to you without telling the mortgage company, basically, that's what subject to is. Yeah. I mean like how many people do you gotta go through to find somebody that would actually do that. And then how long do you have to like work to try to talk them in to actually moving forward with it after you introduce them to the idea? Right, it is a tough sell. That is a tough sell, dude. And then seller financing is a lot easier, but I mean like most people want their money. Or they're like, well, if you, what do you need me to be the bank for? You can't get it from the bank. So something's wrong with you. Like it's harder. It's not as hard as subject to, but you just gotta be patient. But I would be doing it now. Okay. I'm gonna start looking when I go home. I would start looking. I wouldn't wait. I love it. No, I wouldn't wait, dude. Cause like later on when there's a lot of competition, the amount of people that will actually sell our finance is gonna go way down. Cause like if they have multiple offers, here's a seller financing and the other one's cash or the other one's through a bank that's pre-approved or whatever. Yeah. You know, even if your offer's more, you know, there could, there might be a chance that they're probably, they might go with another offer. Yeah. And these other offers are gonna be high too. Yeah. This is, I'm speculating. No, I know, I know. When I first moved to Vegas, right, during the pandemic, if you weren't offering 50 to 100K over their asking price, you weren't even getting booked out. Oh yeah. Or there's a lot of them that were even more. Yeah. So I'm familiar with what you're saying. Cause I've already seen it happen and I can see it happening again. I don't, I don't think, I don't see it being like it was in 2021, right? Where it was just like crazy. I think we'll see deals like that, but not like every deal will be like that. But I do think we'll have a moment, we'll definitely have a moment where it's like, there's a lot of buyers, a lot of multiple offers. Yeah. I don't know, man. I think we'll see it, cause crypto's coming back strong right now. Yeah, crypto's doing well. Yeah. I just wish that, I just, I honestly just wish that they would not lower rates. You don't want them to lower rates? Really? No, no, cause it's just gonna create the same scenario we were just in. Right? So think about this, when they lower rates and all this demand gets released into the market, multiple offers everywhere, right? That's gonna cause prices to go up. Inventory's gonna come down. What is that the definition of? It's inflation. So like, I just don't think it's time. I think they lower rates and we're gonna get another round of inflation. I mean, that's just what I think. Okay. So you want it to hold steady for the next. I would love for it to stay the same for like six months and then let's look at it. Okay. Okay. And then let's wait another six months and then let's look at it and make a decision. It's like, I feel like all this projecting and trying to say what we might do in a couple months and stuff. It's like, we're not there. I don't think we're there. I think it'd be a mistake, honestly. That is an interesting take. Cause I feel like most people want it lowered, but you're... They want it lower, but why? Cause they think they're gonna get more deals, right? How? Why? Why would they get more deals? You mean for housing? Yeah. Dude, there's gonna be buyers everywhere. How are you gonna get a deal? You're gonna be competing. That's something people don't think about. I mean, what's their methodology behind rates being lower to get a deal? Like there's gonna be more inventory? Yeah. It makes sense. What about the buyers are gonna buy up the inventory, you know? Like, so when rates come down enough to where the trade-up seller decides, okay, we're gonna sell the house and go get a bigger house, right? When they do that, they put one on the market which adds one to active inventory, right? But then they buy one. So they take one away from active inventory. So it's a net even, okay? Like that seller added one, great. But they also took one off. So we're even. We didn't gain any. And then the first time home buyer comes along this renting now or live with mom or dad and then they take one off the market. They go buy one. Well, they didn't add one to the market. So that was a net negative for inventory, right? So we're gonna have a big churn of like transactions because, you know, the trade-up sellers and the first time home buyer stuff like that, but inventory is gonna go down. And there's gonna be a lot of competition. And like I said, dude, right now we're half of where we were pre-pandemic in terms of inventory, half. And so we're gonna go into a market where we have half the inventory and all this pent up demand and start lowering rates, get ready. It's gonna be madness. For disaster. I mean, in my opinion, like, I'll make a lot of money, whatever. But, you know, and agents will make a lot of money. And there'll be a lot of transactions and it'll be great, but it'll be bad. And home owners will be sitting there saying, oh, my house went up 5, 10% or whatever. But people that are looking to buy a home this year, that's not gonna be good. And that's what I'm worried about, right? Because when that imbalances out between and the buyers kind of have a disadvantage, I just think they should wait till like I'd love to see inventory get back to where it was at least pre-pandemic. That'd be amazing, right? Because then if they lower it and we have a frenzy, well, we got a bunch of inventory. If we crush inventory, then we'd like get all these buyers through the system and then we still got inventory left. Versus right now, we bring these buyers through the system, we're gonna go right back down to, you know, 300, 400,000 units. Yeah, I didn't only half the inventory was listed compared to pre-pandemic. That's a big decrease. Yeah, and it was lower. It was half where it is now. Wow, it's 25%? It went down to the 300s, 350,000 and then 400 and 500 and now 650. Is that because they raised the interest rates so high that people just weren't even listing their homes? Yeah, exactly. So, no, no, no. What it was is that when they reduced the rates, right? When they reduced the rates down to zero and you could get a mortgage for literally 2.7% it made everybody go buy a home. So that rush of people who went out and bought a home to take advantage of those historically low mortgage rates, they like everybody in the country bought a house and if they didn't buy a house they refinanced their house at the low rate, okay? So what happened was is everybody now reset their rates at the like two or three or under 4%, okay? So then when they started raising rates that locked everybody in. Because they're like, I'm not gonna sell my 3% rate and go buy something at a six or a seven or a five and a half I've got a 3% rate, a 3.5% rate. So that's the golden handcuffs that everybody talks about. It wasn't because they raised rates, it's because they lowered rates and then raised rates. It's like they lowered them, locked everybody in and then raised them and now everybody's like, well, what do I do? And that's what crushed inventory. So this NAR settlement, what exactly happened there? Could you explain what went down? So the basis of the suit is that, how can I say this in layman's terms? Because so many people, like there's so many, like the general public, like there's so many misconceptions about this. When you go to sell a house, the way that it's been is that you sign a listing and it's like five or six percent, let's just say for example. And normally like the buyer agent gets half of that. Well, the problem, the reason that they brought the suit up was because the lawyers came in and said, wait a minute, that breaks antitrust laws, the Sherman Antitrust Act. And basically saying that the buyer, okay, the buyer can't, they're not able to negotiate their agent's commissions because it's already figured into the deal, the listing agent and the seller basically negotiated what the buyer agent is gonna get, which ultimately is what the buyer should be paying. You follow? Like it's already figured in. And so, but the reason all this happened was because back like 40 years ago, 50, 60 years ago, there were tons of lawsuits, right? Cause buyers, they were getting ripped off because they were basically getting unrepresented. They were just going straight through a listing agent and listing agents represented the seller to do what's best for them and the buyer. Oh, so the seller was keeping the five, six percent? No, no, no, no. They were paying the agent, whatever, the listing agent, I'm just saying the buyer didn't have their own agent looking out for them. Got it. And that world, 40, 50 years ago, the buyer was unrepresented. They didn't have an agent. They just went straight through the listing agent. Why is that? Well, because they didn't wanna pay for their own representation. So they go straight to the listing agent who's looking out for the seller. So now me as a buyer, I'm going to you who you're looking out for the seller's best interest, right? But I'm dealing with you. You're not looking out for my best interest. You're looking out for the seller's best interest. So what happened was is cause they're looking after the seller's best interest, there was a lot of, the buyers felt like they got ripped off in certain situations. One price or inspections or there was something wrong with the foundation or whatever. So all these lawsuits were popping up. These little lawsuits, the buyers who in the seller or whatever. And so, the National Association of Realtors, they came along long before all this, but they eventually because of that implemented this rule, clear compensation rule where here's MLS, right? Here's a central network where agents can advertise their listings to each other privately. So that you know everything all these other agents have for sale and you can help them sell them. And to be a part of this and to be able to put your listings in there, you gotta at least offer a dollar. You gotta offer something to the buyer agent. And we have this field, it says buyer agent commissions. And this is what you're gonna pay the buyer agent if they in fact bring a buyer that closes on the property. So they put that in place so that the buyers would have representation, so that buyers could have representation without having to come out of their pocket. And that way every buyer would have representation, their own representation, looking out for them on every deal. So, but now we're basically forcing sellers to pay the buyer's commission, okay? And so this happened like 30, 40 years ago. This came into play. So this has been brewing for a long, long time and it's finally come to a head. And so basically, here's the like just one sentence overview, right? The way that we're operating, the way that we've been operating does break the law. The Sherman Antitrust Act, it does. Cause like we're basically forcing the seller to pay buyer agent commission. That breaks the antitrust law, period. But the catch 22 is that the system that we have in place right now is best for consumers. And so that's the catch 22, this whole thing, right? Cause it gives buyers representation every time of their choice. Whereas when you take that away, which is what they're in the middle of doing, now the buyers are gonna have to come out of pocket and they're gonna say, no, I'll go straight to listing agent and we're gonna go through this whole cycle over again. Where now the buyers are gonna be dealing with somebody who is looking out for the seller and isn't looking out for their best interest. And when a buyer comes to a listing agent as an unrepresented buyer, the listing agents are gonna say, I'm advising you to go get your own representation. If you don't want to do that, that's fine. But I need you to know, I'm looking out for the seller. And I'm trying to get them as much money as possible and get them the best deal possible. I can't consult or advise you. I can write the contract for you for this much. Here's my fee for that. And sign this saying that you realize that I'm looking out for the seller, you're unrepresented. I'll write the contract if you want or you can write your own contract and send it to me, whatever, but I'm looking out for the seller. That's the world kind of we're moving towards. And if the buyer wants their own representation, they'll either A, have to pay for it, pay the buyer agent for their own representation, or they can put in the offer for the seller to pay. Like the DOJ and the plaintiffs and the law, the class action lawyers, they're not saying that they don't want the seller. They don't care if the seller pays the buyer agent commission. They're saying they don't want them to be forced into doing it every single time, which is what has been happening. Got it. So like they're gonna take the buyer agent commission field out of MLS. That's what they're proposing. Wow, that's a big change. Or you can't put it in there. It's gonna be a big change. And they can offer it through saying seller concessions, like we'll pay X amount of closing costs or whatever to go towards buyer agent fees and your prepays and everything else. So they're not saying that you can't pay it if you want to, but they just wanna like more clarity and more transparency around like you don't have to, and we're not gonna make you. And so that's really what it all comes down to, man. It's like we're going into a world where as a buyer, you're either gonna have to like go get an agent, sign a piece of paper saying you're gonna pay them this much, agents might start taking retainers, but you can go straight to the listing agent. Now, what's interesting is that right now, we're at an all-time high with the amount of information consumers have, buyers and sellers. So like a buyer looks on Zillow, a buyer does their research or whatever, they literally know more about the house and stuff than agents do. Because they're zeroing in on that house or that subdivision where we're kind of like, we're looking at the whole market, we got to buy a bunch of, they've went really deep with this one property, they know all the past sales and history and owner's name, they know everything, right? So we're at an all-time high with the amount of information consumers have, buyers and sellers, but guess what, where else at all-time high at? The amount of people who choose their choice to use a real estate agent. It's like, you know, a lot of people are like, well, what do we need agents for? We got Zillow, we got this, we got that, we got all this stuff. Well, that goes against data. We have more information now, but we're also at an all-time high with the percentage of buyers and sellers who choose by their own choice to use an agent. Why is that? Right, they got all the information, why can't they just do it on their own? It's their choice, they don't have to use an agent, they can just sell by owner, buy by owner, they can do whatever they want to do. Well, with all this information, it kind of creates confusion because there's so much. It's almost Chinese, right, at that point, right? Yeah, you almost don't even know what am I looking at? This is a lot of stuff, and it actually confuses them even more. It's what I'm thinking, and it causes them to say, like, this is way over my head. I can see that. There's also fees and stuff you gotta worry about. Yeah, oh, they don't know. That's the thing, like, so I had a for sale by owner, I sold this guy's property a long time ago, and we're like great friends. He called me and he's like, I'm gonna buy this other condo. I was like, go, do it. And then he called me a month later, and he's like, we're buying it by owner, and we're selling ours by owner. I'm like, awesome, cool. I don't care. He's like, we got an offer, and I wanna run the scenario past you, or whatever. I'm like, okay. See, now we're venturing into what agents do. See, like, we don't just, people think we just open doors and turn on the lights and find buyers. No, you can do all that on your own, and it's easy to do. Where our value is, is making sure that you get the best deal possible, and consulting you through that deal. So he calls me, he's like, here's the deal on this contract. I'm like, wait a minute, man. I was like, I get you're trying to save money and everything, but this is what you need an agent for. Like you're wanting to sell by owner and you're wanting to save money on the commission, but now here comes the contract. Now what are you gonna do? He's just like a fish out of water. You don't know what to do with it. And I'm like, this is what I make my money. This is my money. This is the money call right here. When we get the offer, knowing exactly how to handle it, it was a really weird deal. Exactly how to handle it, what to do next, what the steps are to get the deal done smoothly in your best interest. That's what you have an agent for. It's like a lawyer. It's like going to court. Like I can walk in a courtroom. I can get the ticket, speed and take. I can go to go in the courtroom. I'm not gonna go on there without a lawyer. I think what'll happen, Sean is since buyers right now will show a custom of not paying commission out of their pocket. It's figured into the deal. When this goes down and they're told, you have to pay us now, they're gonna say, I don't need you. Right? That's what they're gonna say. And then they're gonna go and go straight to the listing agent and buy homes. And in the beginning, I think it's gonna be a lot of buyers that do that. Right? And I think over time, like two, three years down the road, we're gonna see that stat reverse. Like say 80% of the buyers say, I'm just gonna go buy you straight from listing agent. 20% still pay their agent or whatever. I think that that stat will reverse. It'll be 80% of people who pay for agents, the buyers. Because what's gonna happen is they're gonna go out there and do it on their own and realize, oh shit. Right? They're gonna get into these situations. Now a lot of people go and they buy straight from the listing agent. I talk to them all the time to like, oh, I do it all the time. I don't need a, and I'm like, great. You know, there is a good 10% of people who do that. But here's the thing. You may do, all right on this deal and the next deal or whatever, but you're gonna run into a situation where something happens. Right? And you're gonna wish to God that you would have had an agent. Then another part of it is like, when a seller sells for 6%, it gives three to the buyer's agent. What they're doing is they're gonna reduce that to three. They're gonna say, I'm not paying the buyer agent anymore. We're just gonna pay three. We're gonna list it for 3%. And so the seller saves that 3%, right? Yeah. But then when they sell the house, what are they gonna do then? They're gonna go buy a house. So now they either gotta pay an agent, right? So they save the 3%, but now they're gonna have to probably pay whatever they negotiate or they can go straight to the listing agent and not be represented, right? But it's like, I could go on and on about it, but when you sell, like the plaintiffs, it was hilarious in court the stuff that they were saying. Like this one lady, she was like, I sold four houses and I bought five. And I'm like, well, wait a minute. Like you're ahead because you paid, you bought one and you sold four, but you bought five. So you paid four commissions for the sale side and then four commissions for the buy side, right? And that's four you sold, but then you bought five and didn't pay anything. So you got one for free, right? And then she was like, I'm doing this for my kids. They're coming to the age where they're gonna start buying homes. And if I could do something for them, then by golly, I'm gonna do it. And I was like, wait a minute, do you understand what you're doing though? Because now they're coming to the age where they're gonna buy homes. So now they're gonna be first time home buyers. When they do that, you're put you, being on the stand and being a plaintiff for this case are putting your kids in a position where they're gonna have to pay out of their pocket for an agent or go unrepresented as a first time home buyer. And the first time home buyers, that's who's really gonna get screwed here. Yeah, cause they don't know how to buy them. They don't know, man. And like they're gonna be really like a fish out of water cause they don't know how to buy and they're not gonna realize how much they need an agent. So they're gonna try to do it on their own and it's gonna be a mess. Wow, so they need to figure out a fix for this then. Dude, the lawyers don't care. They just want money. They just want the money. They're making hundreds of millions. They wanna drag it out. They're making hundreds of millions on this. Damn, that much? Dude, NAR just settled for 438 million. Whole. Remax settled for 55 million. Kailawim settled for 70 something million. Damn. Anywhere settled for 85 million. Compass just settled for like 57 million. They're going off their all these. They're not done. Like all the, there's all these brokerages still in the suit that have to settle out. They have to settle out. Cause the thing is, is they lost for 5. something billion dollars, which nobody has. Nobody in the industry has that money. You can't even appeal it cause you have to put the money up. Yeah. So everyone's just settling out. But you know what? Home Services of America, I believe it's Warren Buffett that has it. And like, so he has the money. Oh, so he's fighting it? Well, he's still in it. He's the one, he's the one left in the Missouri case that's still like in there. He hasn't, Home Services of America hasn't done anything. I'm like, it's Warren Buffett. Like the brokerage doesn't have that money, but he's got the money. It'd be interesting to see kind of what he does. But yeah, the lawyers don't, they're just like, they found a loophole in this thing. They're like, here we go. Like we're about to get us a payday. And we don't care what the aftermath is for first time home buyers or whatever. So it's kind of a weird thing, man, because like, yeah, we were breaking some laws there unintentionally for the betterment of. Society. Yeah. The way it was set up was best for consumers. Dang. That's crazy. Ricky, that's been an interesting story, man. Anything you want to close off with or promote? We talked for 20 minutes about that. Yeah. Nah, man, appreciate everything you do. Nah, dude, I'm just out here. I'm coaching agents more than anything and just buying as much real estate as I can and running teams and traveling and speaking and just hanging out with the fam and I really come into a place where like I've always, like I got in in 2002, I was 20, made a mill real quick and lost it all in the crash. And I was bankrupt, home was sleeping in my car, you know, people's refrigerators and stuff and went back to roofing houses and everything. And so I came back and became one of the top agents, you know, in the country. I was a number one remix agent in Alabama and stuff like that. And now things are going so well. This is a couple of months ago. I catch myself like looking around like, okay, where's the hammer gonna drop from? Because back in 08, it came out of nowhere. And so I have PTSD from that. And so I'm like looking around like, what's gonna happen now? So that anxiety, that money anxiety had me getting up, you know, just like if I was a teenager, getting like trying to make it, even though I've made it, I'm like getting up at five o'clock, going and working out like a Navy SEAL, coming home and like just grinding away on my computer. Why? It's because I'm worried about, I'm gonna lose everything I got if I don't keep pushing out content and making these calls and coming up with these things and doing Zoom calls and answering DMs and doing all this stuff. And I finally got to a point where I realized, wait a minute, like I've got PTSD from this and I have money anxiety and I am worried. And so I had to take a step back, man. And like back in 08, I read 100 books. Those 100 books got me where I'm at. Wow. But I didn't read anything since. So I just kind of plateaued on personal development, right? Because like I'd learned all this stuff and I'm crushing it, so I'm just gonna keep crushing it. Well, if you keep doing same old stuff, you're gonna get the same old stuff. And so I had to take a step back and be like, you know what, I do have a problem here. So like the past 60, 90 days, it's been a real transformation for me. I read every morning, I don't work till about noon. I spend an hour with my daughter. I go to the gym late morning, I don't get up early. I'm sleeping more and I'm making more money. Love it. Believe it or not. And I'm not worried at all. So that figured I'd throw that in there just for what it's worth, for anybody listening that might be going through some kind of money anxiety or something like that, because it was a big thing for me. But now, dude, I was just like, oh, I can breathe. I feel happy. I'm not worried. You know, I had to kind of take a step back and look at the big picture. Love it, man. That's important. Thanks so much for coming on. Yeah. Thanks for watching, guys, as always. See you next time.