This breaking news was reported by Scott Arpan of Advanced Seller Data Services (ASDS) based on the analysis of information collected by their company.

They currently compile data from the public recording offices for owner financed real estate notes in over 1600 counties across the United States.

Observations on Owner Financing Market Growth

• The number of seller carry-back loans grew 15% in 2010 and will exceed an additional 25% growth rate in 2011.

• This trend should continue. The first 3 weeks of January 2012 saw a 35% increase in seller loans created over the first 3 weeks of 2011.

• Rehabbers and developers were a major producer of notes through 2007 as indicated by sellers who created more than one note (over 20% of all notes created).

• The current market is dominated by individual sellers who create only one note (over 90% of the market in 2011).

Source: Report released 1/20/12 by Advanced Seller Data Services. See insert for additional details including an owner financing count by state and a graph comparison.

Click to View Full Report and Graph

 

 

Why Seller Financing Is On The Rise

It’s no secret that banks have tightened lending criteria following the subprime meltdown and a record number of defaults. It takes a credit score over 720 and 20% cash down to qualify for the best conventional financing rates.

On top of all that, many buyers have experienced a decline in their credit ratings due to foreclosure or job loss in the wake of a weak economy and declining real estate market. These ingredients combine to make a recipe for alternative creative financing like the seller carry-back.

About Note Seller Lists

A proven method for finding and buying real estate notes is mailing to owner financed note holders. Advanced Seller Data Services makes it easy to obtain this information by compiling the courthouse data and selling in a convenient ready to use format. No more going to the courthouse to find notes.

When we interviewed ASDS President Scott Arpan back in October of 2010, he predicted this increase with the following comment,

“As real estate agents, sellers and buyers discover the benefits of seller financing we will see even more of a boom. I believe now is the best time to enter the note business since the mid 1990’s.”

You can catch that full interview including information on their services by clicking here: Find Cash Flow Notes with Note Seller Lists  or visit them online at NoteSellerList.com.

Learning The Note Business

The note business involves matching sellers with note buyers and earning a fee.  As a note broker learns the business they can consider the transition to purchasing notes for their own portfolio or in tax-free retirement accounts. You may enjoy these articles to learn more about the note business:

Learn the Note Business in 60 Seconds?

5 Myths About the Cash Flow Note Business

Going From Note Broker to Note Buyer

Watch this video walk-through to answer these important questions for finding cash flow notes online:

• Why should I bother with having a website?
• What is the best engine for running a site?
• What should my website say?
• How do I get potential cash flow note sellers to contact me?
• Where can I find an affordable website for my cash flow business?
• How can I keep control and update my site?

If you would like to view the demo web sites shown in the video just click here:

Note Buyer Sites Demo

When the link opens just click on any of the photos or site names to demo each website live.

What is the current focus of Americus Financial Group?

To maintain our reputation as the recognized leader in the purchasing of real estate notes nationwide. In addition, with our knowledge and experience we strive to assure that each transaction is fast, satisfying, and stress-free.

How did you get your start in the note business?

Buying and selling real estate in the mid 80’s. I was introduced to seller-financed real estate early in my real estate career and in 1988 was hired to purchase real estate receivables, structured settlements and lotteries for a multi-billion dollar financial services corporation until my departure in 2003 to start Americus Financial Group.

What unique benefits does your note buying company provide?

We do ALL our own underwriting, pay for ALL appraisals and we are the only investor to my knowledge that does not require the servicing to be released.

What type of notes or transactions will your company consider funding?

Each transaction (as long as it is secured by real estate) is reviewed based on the following criteria in order:

1. Equity
2. Seasoning
3. Collateral Type (SFR, Commercial, Land)
4. Credit

What type of note deals would just waste your time?

Simultaneous closings and “flips”

How do you handle commissions to note brokers or consultants?

They are paid at funding (when we close the transaction). Most fees are wired to our brokers.

What advice would you give to new professionals just starting out in the note industry?

This is a vocation/profession so treat as such – educate yourself and understand that you will ultimately be rewarded with the amount of time and effort you truly put into it.

What is the most common business mistake you see people make?

Requiring and gathering too much information from the note holder before they have the transaction even under contract.

Given the current economy, have you made any changes in the way you buy mortgage notes?

Yes we have –

• As noted above, we no longer purchase simultaneous closings or flips
• We require a minimum of 20% cash equity on most note purchases.

Where can someone contact you to obtain more information?

www.AmericusBuysNotes.com

Editor’s Note:  You can also view the Americus Financial Group listing in the current edition of the Note Buyers Directory for more details!  This updated directory is available for download in the Member’s area of the Finding Cash Flow Notes Training or can be found in the bookstore.

You are not alone. Here are some helpful tips from a recent note broker inquiry.

I previously owned a mortgage broker business and in 2007 did dabble in the note business. I also closed about 4-5 deals as a note broker. I have since closed my mortgage broker business and would like to get into note brokering, but I have a limited budget to start with (about $2000 – $3000). I purchased your program for support and to acquire additional knowledge. How do you suggest I spend my limited funds to get started?

George P. – Virginia Beach VA

Hello George!

You ask a great question and actually have a decent marketing budget to get started. You also have the benefit of being ahead of the learning curve by having already closed several deals.

You will need to set aside enough to cover your basic business setup costs (phone number, business cards, brochures, licenses, and a website).

While there are people in this business buying notes that don’t have a website, I truly believe you need at least a basic 5 to 7 page Note Buyer website to be in business these days. Think of the site as your storefront, providing credibility for your services.

All of these setup items can usually be accomplished with under a $500 budget.

The least expensive way to market is by building a referral base. This can be done through networking with other professionals, offering local trainings, and Reverse Ad Marketing for the note business. Great networking candidates are real estate professionals, agents, CPAs, real estate attorneys, mortgage brokers, and real estate investment clubs. Referral marketing takes your time rather than your dollars and will utilize your business cards, brochures, and website from the setup process.

Run the free ads available online with sites like Craigslist, Ebay classifieds, and other online directories. Avoid buying classified ads or expensive display ads. Print ads rarely payoff unless you use a local want ad type paper (Nickel Nick, Penny Saver, etc) that offers low rates and you live in one of the high volume states for seller financing.

Look at a small but consistent direct mail campaign to note holders in your area. To save funds build the list yourself or purchase from a list provider like Advanced Seller Data Services. In order to maximize efforts, prequalify the notes for basic things like approximate equity (20% or more for best results) and property type (SFR). This will save you from paying postage to mail letters or postcards on deals that are harder to place with a note buyer.

The best way to stretch a small note broker marketing budget is to think local.

Work on branding yourself as the local seller financed note specialist. As funds become available then expand your efforts into other areas. You’ll find the “How To” details including sample scripts, brochures, and marketing pieces for each method in your member’s area of the Finding Cash Flow Notes training.

Hope that helps and feel free to contact me with additional questions.

To Your Success,

Tracy Z. Rewey

Let me start by asking a question in return.

Pardon my directness but… What year are we in? Is it 1981 or 2011?

The information found at the courthouse can help you find and qualify leads. There are just much easier and faster ways to accomplish the same thing.

So let’s cut to the chase and make the same point I carefully explain in our online training.

“There is only one time you need to waste time physically visiting the courthouse to find notes. That is when the courthouse records are not online.”

Look, the courthouse does contain the recordings of all real estate documents for their county. And back in the 1980’s I also spent time wading through microfiche and handwritten ledgers. In fact before I was officially in the note business full time I worked for an attorney that owned a title company in a small town. One of our clients was a local note buyer that paid us to develop a list of leads. (Later I became the note buyer but that’s a different story).

But now? The last time I was at the courthouse was for jury duty!

Finding Notes with Online Courthouse Research

These days most counties have all recording data available online (including that rural area in Washington State previously mentioned). You can view the index of recordings, separate them out by document type, and scan for sellers that carried back the financing for the buyer. You can then view the Warranty Deed, Mortgage, Trust Deed, or Real Estate Contract in PDF format and print a copy (if needed).

Next you can visit the website for the County Tax Appraiser to get a feel for the current assessed value, sales history, property type, and other important indicators of whether there is enough equity to pursue the deal.

Yes, there are some tricks to finding the information online, but it’s still faster than a visit to the courthouse.

Now if a county does not have their records online it makes sense to physically visit a courthouse to research leads (or better yet hire someone to do it for you). But that number is dwindling. I’d estimate over 90% of records are available online (but there is opportunity in that other 10%).

So why go to the courthouse if the records are online?

If you LIKE going to the courthouse by all means knock yourself out. Personally my time is limited and I prefer to use more efficient ways to accomplish the same thing.

Simplify the Note Finding Process

Which leads us to the next question. Is it worth your time to spend a full day in front of the computer screen or at the courthouse to generate just 50 to 100 leads?

Well, the same basic information is available from a list provider for about 10 cents per name. That’s about $2.50 to $5.00 for an equal number of unqualified leads, which saves the time from wading through all the records just to find a seller financed note deal.

But what if you want to qualify the note is a good candidate for a note buyer before spending your money on mailing?

Now that you have the lead just research the documents and values through the online records. Yes, there will be some leads you won’t mail to but you can always separate them into a file to contact at a later date when they have more seasoning or equity.

Here’s one more way to simplify your note finding efforts. Work with a good list provider like Advanced Seller Data Services (ASDS) that lets you specify what sort of leads you desire (including things like equity, seasoning, location, property type, and even the seller’s proximity to the property).

Scott Arpan of ASDS recently shared his wealth of knowledge on direct mail for the note business in an hour-long interview that is available in the member’s area of the Finding Cash Flow Notes online training.

He even provided his excel worksheet that helps calculate costs, response rates, close rates, and anticipated returns. Plus we have a video walk-through that shows how to find the note information online including samples of proven letters, postcards and mailing schedules that get results.

Now that sounds like the note business in 2011!

I think it is also safe to say that there really is not any business on this earth that can’t directly benefit by managing a strong web presence. That of course applies to the note business!

So what stops note brokers from creating a web presence that can help them

Find Cash Flow Notes and Get More Business?

Here are a few “objections” that keep people from getting deals online.

“I am in a people business”

Sure, I get it. You like face-to-face interaction. But how are they going to find you? Are you going to work 24/7, running around every major city, diner and Starbucks trying to connect with someone who might need your services?

A website works full-time. And the best part is once it’s properly set-up and maintained it can help people find you. Not having a website for your note business is like having a car without an engine…or tires. You can sit in your garage but no one will ever see you.

“It is too hard to build a note buyer website”

No. It is too hard to build a rocket ship – websites have come a long way. Granted, it used to be really hard and really expensive. Have the time to learn it? Go for it.

Check out anything that is WordPress related…you will be surprised and pleased with the power of this platform. (Just avoid the “free” accounts and plan on hosting it yourself).

“I built a free website from my Internet provider and it sucks”

Yea, that whole “free” thing doesn’t typically work out well does it? While there are some decent free templates out there, understand it does take some savvy and time to figure out how to make it look professional.

You don’t have to spend an arm and a leg to get a professional looking site. You just need to know where to look.

“But I have Facebook”

Really, that is going to be how you plan on getting business? Hoping someone checking out your Cat Video also needs to sell a note?

Look, Facebook is a blast, and you certainly need a Fan Page for your business as a form of social proof – but don’t kid yourself into thinking that it is a true lead source.

“But I have LinkedIn”

So does my grandfather but potential leads still need to go somewhere. LinkedIn is a great place for just that, linking to other people (especially professional referral sources). But in the end, they need to go somewhere to take action and that would be your website.

“I have a site, just no traffic”

Yea, we hear that a lot. Just putting up a website is only half the picture. You need to have engaging articles and a way to collect names/prospects. You can’t just build a site and forget about it. You need to add content on a consistent basis using search engine optimization techniques (another reason Word Press is a great option).

Don’t worry; it is not like you need to write a novel or anything. Just write down your most recent conversation with a prospect. Chances are these frequently asked questions could transcend into 3-4 new articles for you.

You Decide

Frankly, you are either trying to get business or you are not. If you knew that 77% of your potential customers were going to be at your local park this Saturday, would you be there? I hope so.

Well guess what? They are all on the Internet!

According to Internet World Stats that’s the percentage people in the US that are online (and it is only growing) – so find a way to talk to them!

The Note Buyer Sites Solution

Looking for a solution that won’t break the bank? These 5 Note Buyer Sites provide a professional and effective option that will get you online in less than 72 hours. Just click the photo below to take a tour of these new sites designed just for note buyers and brokers.

Click on the banner below to check out some turn-key websites!

The Noteworthy Convention Main Event is Friday-Sunday, November 11-13th

It offers three days of sessions focusing on building wealth and generating income with seller financing, distressed assets, creative real estate investing, private lending, and more. There will be expert panel discussions, Q&A sessions, introductions to key vendors, and networking events throughout.

They are currently offering Early Bird Registration for $399 until October 16th with several “Early Bird” Bonus Items:

1) The NoteWorthy Pre-Convention Workshop on Thursday, November 10th

A half-day workshop that runs from 1-5 pm will be taught by Note industry veterans. This ‘Making Money with Notes 101′ workshop is geared towards new note brokers or investors wanting a refresher course in the economic fundamentals of note buying.

 2) $477 in proprietary software for your note business

 3)  Discounts on additional spouse or partner tickets

The convention will focus on turning a down real estate market into a viable note business by harnessing the power of seller financing and private mortgage notes. We all know real estate investing in most markets is pretty tough right now. Here are just a few of the challenges:

• You can’t count on property appreciation anymore. In fact, most investors LOST equity in their properties over the past 3-5  years.

•  You can’t count on you (or your buyers) getting financed by the banks.

• Short sales flips are pretty much DOA.

• It’s tough to get private money for your deals.

We could go on and on, but we all know the challenges already, right?  After all, they are the reasons we are seeing seller financing making a huge comeback.

You can view the full NoteWorthy Convention Video here.

(Spoiler alert…..the secret niche is….the note business!)

(Editor’s Note: Information on the Dalbey Bankruptcy Chapter 7 Filing can be found in the update posted at the bottom of this article.)

Imagine feeling misled by an infomercial, attempting to get some money back, and losing even more hard earned dollars paid to a company claiming they could get you a refund.

Sadly, this is how the story unfolded.

Earlier this year the Federal Trade Commission and Colorado Attorney General filed a lawsuit charging Dalbey with defrauding consumers.  Feeling misled, some buyers of the “Find ‘Em, List ‘Em, and Make Money” system went in search of a refund.

Just take a look at the heartfelt comments left under the original article entitled Russ Dalbey’s Winning in the Cash Flow Business In FTC Lawsuit to see how angry and hurt many felt.

Next enters a company, RMI Associates, claiming they can help people get refunds from the Dalbey Eduction group, but first they need hundreds of dollars upfront.

This led the FTC to recently update their page on the Dalbey lawsuit with the following:

“A company named RMI Associates has been claiming it can help people get refunds from Dalbey, but first the company wants a fee of several hundred dollars. The FTC believes that this company is attempting to defraud you. Neither the FTC nor the Colorado Attorney General is working with any company. A Court has ordered RMI Associates to stop making claims that it is working with the FTC or that it has a track record of having obtained refunds for consumers.”  Source: FTC Website Update On Dalbey Lawsuit

The Colorado Attorney General also issued their own cash flow business scam alert:

PRESS RELEASE
Colorado Department of Law
Attorney General John W. Suthers

FOR IMMEDIATE RELEASE
September 21, 2011

CONTACT
Mike Saccone, Communications Director
303-866-5632

ATTORNEY GENERAL ANNOUNCES ORDER BARRING DENVER COMPANY FROM CONTINUING CONSUMER-RESTITUTION SCAM

DENVER — Colorado Attorney General John Suthers announced today that his office has obtained an order barring Denver-based RMI Associates from providing consumers with assistance in filing a consumer complaint with the state for a fee. The court order also requires that RMI Associates refund any fees it has accepted from consumers to assist them in filing a complaint with the Office of the Attorney General or the Federal Trade Commission.

The order follows an August lawsuit the state filed against RMI Associates alleging that the company claimed that in exchange for an upfront fee it could help victims recover their losses related to a federal consumer-protection lawsuit against Westminster-based Dalbey Education Institute, formerly known as American’s Note Network.

“This order underlines that consumers should never pay for a service they can obtain for free from the state,” Suthers said. “Any private business that claims a ‘special relationship’ with my office or any other state or federal consumer protection agency is misleading you. You should never pay a fee to file a consumer complaint with the state of Colorado.”

Consumers can file a complaint for free via the Office of the Attorney General’s Web site at www.coloradoattorneygeneral.gov/complaint. Consumer also can file complaints via 1-800-222-4444 or stop.fraud@state.co.us.

The Office of the Attorney General warned consumers about RMI Associates’ fraudulent services in early August after consumers began filing complaints against the company. Consumers should never contract with a company or pay any fees in order to get their complaint submitted to state or federal authorities.  Source: Colorado Attorney General Press Release

At the time of publishing this article there has not been a Court decision on the government’s lawsuit against Russ Dalbey and Winning in the Cash Flow Business. As additional information becomes available we will post updates for our readers and subscribers.

Update 12/1/11 – Dalbey Education Group Has Filed Bankruptcy

According to an article published November 16, 2011, by CBS Denver News the company owned by Russ Dalbey, Promoter of Winning in the Cash Flow Business, has filed for Chapter 7 Bankruptcy.  Here are a couple of key points from the report:

• 308 People have filed complaints with the Colorado Attorney Generals office claiming the Dalbey cash flow business was a scam.
• Gross income for Dalbey Education Institute was around $62 million in 2009, $50 million in 2010, and $21 million this year (2011).
• Assets are normally sold to pay creditors in a Chapter 7 bankruptcy after which a company basically disappears.
• The State of Colorado in conjunction with the FTC continues to pursue restitution along with fines and fees feeling these claims are not dischargable.
• Complaints were still being accepted.

The full article entitled  Company That Promised to Help People Get Rich is Broker by CBS Denver News can be found here: Dalbey Bankruptcy Filing

When was the last time you used a phone book?

Chances are you’re more likely to use it as a booster seat or doorstop than to look up a business. Online search has quickly replaced the yellow pages. In fact many cities like Seattle are looking at requiring opt-outs for phone book delivery.

With about 65% of market share, Google is undoubtedly the “Big Daddy” of search engines and…

they’ve just made it easier for small businesses with Google Places.

Formerly known as local maps, a Google Places page provides a free listing containing contact information for your business. Google uses this information to serve up results for local search and place you as a “pin” on their maps. In fact it’s not unusual to see a Google Places page showing higher in the rankings than a company’s own website.

Steps for Using Google Places for Your Note Business

1. Claim your Note Buyer Listing

• The first step is to see if your business already has a Google Places listing. Just open a Google search bar and type in your business name, city, and state. If you don’t see it listed with a red map pin next to it then go to the left side bar and select “More” and then “Places”.

• If you find your listing just click the link to view the actual “Place Page”. To the right and above the map will be “Edit this place” followed by either “Owner Verified Listing” or “Business Owner?” in blue text. The two screen shots show an example of these pages using the term Note Buyers Dallas.

• If you already show as Owner Verified you can skip the next step and move to optimizing your listing.

• If you have a listing that says “Business Owner?” you need to verify your listing.

• Can’t find your company listed at all? That’s OK, you will just need to start the next step from scratch.

2. Verify Your Note Business

In order to get optimum results you will want to verify your business. Google wants to be sure the listing information is accurate and that only the actual business owner is editing the information.

To verify or create a new listing sign into the Google Places area by using an existing account (like Gmail). If you don’t have a Google Account or want a separate business account just follow the steps to create a new one.

Once inside Google Places complete the following accurately:

• Business Name and Address
• Local Phone Number
• Business Email
• Website URL
• Business Categories
• Description of Services
• Service Areas
• Hours of Operation
• Payment Options
• Photos
• Videos
• Additional Details

You have the chance to preview and change your listing. When you are satisfied choose to verify your listing by phone or mail. You will receive a PIN that must be entered when you log back in to finish the verification process.

3. Optimize Your Google Places Listing

Just like organic search there are some things you can do that will help the ranking of your places listing. These include:

Complete the full listing – Make sure you’ve utilized all areas to their full extent – like adding coupon offers, selecting 5 categories, and uploading 10 photos and 5 videos.

Utilize keywords – Incorporate the keywords or phrases a person would use to find your services in the descriptions.

Follow the Quality Guidelines – There are some “do’s and don’ts” you will want to follow as published by Google.

Build Citations – Obtain listings from other online directories like super pages, yelp, yahoo local, yellow pages, city search, and others. Make sure the NAP (Name, Address, Phone Numbers) all match for best results.

Encourage Reviews – User reviews will help build your trust factor.

There are very few note buyers that have claimed, verified, and optimized their listing. That means this is your chance to get in on the ground floor for local search results before the word gets out. You will find it is much faster to achieve page one of local search with a well optimized Places Page than the time it takes to see results implementing SEO strategies on your website for buying mortgage notes.

Don’t get left behind…claim the free and easy Places Page for your note business today!

If you want more information you can visit the Google Places User Guide or login to the Finding Cash Flow Notes Training area.

Just this week we posted a new video that shows a step-by-step walk through. We also explain how to handle the address issue for home based businesses along with tips for building citations and enhancing with photos, videos, and free offers. Watch us as we create an optimized note business listing using a live example!

Just what it is, how you may be part of it, and some common myths and facts.

I have been in the note industry for over 15 years.

When I graduated high school I had no clue what I wanted to do with my life. I was actually jealous of all my friends that knew what they wanted because their paths were all laid out for them.

I was in college with no idea of where I was going. It was there that a professor introduced me to the note industry. In one week he taught me the financial calculator and the basics of how to buy and sell mortgage notes.

Needless to say, I was hooked from the very beginning and thus began a very long road of successes that made me the person I am today.

I want to share with you what the note business is…and what it is not.

Myth #1 – I will get rich quick being a note broker, finder, or buyer.

Fact – No one gets rich quick. If that is what you are looking for, buy a lottery ticket or try your luck in Vegas. The note business is a real industry that requires real work.

That said, it is a great industry that can give you a great living. Not only income today, but residual income as well. You can actually purchase real estate notes or even part of the payment stream for future revenue! But, like everything legitimate, you are going to have to learn the industry and do the work.

I have a sense that most people are not afraid of work. I think they just want to be fairly compensated for the work they do. I have found the note industry is certainly great on both accounts.

Myth #2 – You can make $50,000 on a single cash flow note deal for only a few minutes of work.

Fact – I see these stories on television as well and I just don’t know who these people are, but I can assure you that no one typically makes $50,000 on a single deal for a few minutes of work. On average, you will probably make somewhere between $500 and $2500 on a deal.

Sure, some deals you may make more – a lot more, but those are not the everyday type of transactions. It doesn’t mean you won’t see one from time to time – but they are very rare.

Myth #3 – I don’t need to invest any money in my note business.

Fact – There are a lot of ways to find cash flow notes – if you know where to look. Some of those ways cost money in the form of marketing dollars. Other methods are inexpensive but will require more of your time.

The fact of the matter is that the note business is like any other real business. Although certainly a cheaper entry point than many business start-ups, it does require time, dedication, and yes, some investment. At the very least you may be creating letters, business cards, and possibly some brochures or a website.

Myth #4 – I will need to hire some staff and get an office.

Fact – Most note brokers work out of their homes and typically do not have any staff other than maybe a family member that helps out. It is one of the great benefits of this industry – you can literally be anywhere in the world.

I have closed more than a few notes while on vacation somewhere – as long as I had my calculator and some key information with me, I was still in business.

Myth #5– There is no room to join the industry. There are too many note brokers already.

Fact – I want to answer this one very specifically. There are a good number of people out there trying to buy mortgages and trust deeds. I say, “trying” because many people are either poorly trained or not treating it like a business. They are under the impression that if they just say they buy notes they can just sit by the phone in their pajamas waiting for checks to come in the mail – that is just not reality.

Currently over 50% of Americans are unable to qualify for a traditional bank loan and over 50 Billion dollars in just residential notes are created each year. (Read the article How Can I Find Cash Flow Notes for more statistics).

There are plenty of deals out there for everyone. But we all have to start somewhere…

If you are not willing to learn everything you can about this industry, then yes, you will probably fail and figure that there was not any opportunity for you.

However, If you are willing to learn what you need to learn and treat it like a true business, I have no doubt that there is more than enough room for you to succeed and make a great living.

My take…

This industry changed my life and I will forever owe my mentor a big debt of gratitude for showing me this path.

I have been able to enjoy a freedom and lifestyle that I never imagined – and I owe it all to the note industry.

My goal here was to make sure that anyone considering entering this industry does so with the understanding, education, and dedication of excellence that I have tried to live by all these years.

If it sounds like something you might be interested in, I encourage you to learn more in the Finding Cash Flow Notes Training course.  Even better, there is access to a free video mini-course that lets you learn about the business and our style of instruction.  Basically you can take the training for a test drive and gain some insights before deciding if the full course is right for you!