Flipping Realities: What Every Buyer and Seller Should Know

In this episode of Flip Happens, we dive deep into the world of real estate and home inspections with a dynamic panel of professionals who bring clarity and insight to one of the most critical stages of buying and selling a home. Host Darlin is joined by key players in the industry, including:

• Lauryn, Media Specialist at Theweofme Flips
  
  
  
• Natalie Henson, Residential Real Estate Agent
  
  
  
• Allison Garner, Agent Connection Specialist at My City Chattanooga Home Inspector
  
  
  
• Drew Bain, CEO of My City Chattanooga Home Inspector
  
  
  

Together, they explore the real-life scenarios and often messy realities behind flipping homes—especially those affected by tragedy, neglect, or damage. They share expert advice on how to choose a home inspector, why timing matters in inspections, and what sellers can do to prepare homes for a smoother transaction.

Listeners will learn:

• What makes a home inspection team a “one-stop shop”
  
  
  
• How to navigate scary-looking issues that are often minor
  
  
  
• The value of pre-listing inspections and follow-ups
  
  
  
• Why perfection in inspection reports is a myth—and what matters more
  
  
  
• How home inspectors and agents collaborate to build trust and ensure transparency
  
  
  

Packed with personal stories, practical advice, and even a few shocking discoveries from the field (squatters, angry raccoons, and crawlspace nightmares!), this episode offers a candid look at the high-stakes, high-emotion world of home inspections and renovations. Whether you're a homeowner, flipper, buyer, or agent, this conversation delivers valuable tools and perspective.

Connect with The We Of Me Flips

For more about The We Of Me Flips and their mission, visit:

🌐 Website: https://theweofme.org/

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📘 Facebook: https://www.facebook.com/theweofme

Podcast Production by Build Something Media

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🎙 www.buildsomethingmedia.com

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🎧 Listen now and get inspired—because in real estate and in life, Flip Happens!

Transcript

(...)

Hello everyone, I hope your day is going well. Welcome to Flip Happens, where we really talk about all those crappy things that happen in our world that cause us to need resources and to need options. And today we have some special guests that actually have a plethora of options regarding a home.(...) Now, it's not just about the home, it's about when you're getting ready to sell your home or buy a home or just figure out what the heck to do with home. So I have some people here who are part of a home inspection team.

(...)

So right now I want to do some introductions, not only to the ladies that I work with on a regular basis, but to our guests. So I'm going to start over here on my left. So if you wouldn't mind introducing yourself and what you do in relationship to us, that would be very helpful.

My name is Lauren and I'm the media specialist for the way of me flips. And I helped Darlin share information on how to help homeowners and those in tragedy of how to find options, freedom and options.

(...)

I am Allison Garner. I am with my city Chattanooga home inspector.

(...)

Darlin and I have met through our connection with BNI and really happy and excited to be here to share some information about the home buying and selling process from a home inspector's perspective.

(...)

I am Natalie Henson.

(...)

I work with Darlin as her residential real estate agent.

(...)

So when she acquires property and she does the work that she does to get it ready for the market, I help her list it and get it sold.

(...)

Hello, I'm Drew Bain. I'm the CEO of my city Chattanooga home inspector and I'm super stoked to be with you guys.

Thank you guys so much for coming. I really appreciate that.

(...)

And I do have a list of some questions that I want to talk to you about, you know, but first I want to ask you a question. Are you the owner of the business?

(...)

That is a hard no, Darlin.

(...)

Malcolm Godwin is our owner. He actually started the company 11 years ago. He was one home inspector, hence the name Chattanooga home inspector.

(...)

We are now 11 years old and we currently have about 23, 25% of the market share in the Chattanooga area when it comes to home inspections.

(...)

So we definitely got a good hold in the area as well. I am the agent connection specialist. I've been with the company not quite a year. My job is to connect with agents, build those relationships, help them understand why working with Chattanooga home inspector, my city Chattanooga home inspector is a good option because of all of the additional services that we provide above and beyond a standard home inspection.

(...)

Yeah, that's pretty cool. I remember when I met you, I found out that your list was two, it was this like half a page of the 8 by 11 kind of thing. If you cut it in half, it was two sides.(...) So on one side you had what you do, how you do it, along with a list of the things that you guys do. Then on the other side was this other list of some of the other things that you do that I had never seen before for home inspectors. We've had to do home inspections for a number of years now together.

(...)

I have not seen a one, it's almost a one stop shop I think.

(...) That's our goal. Yeah, so in addition to your standard home inspection, and we can also inspect commercial properties but we do pool inspections, hot tub inspections, septic dye tests, we can do sewer scopes, we can in the state of Tennessee write termite letters,(...) we can do radon testing, water quality testing. Those are all additional services that we provide that can be done in conjunction with a standard home inspection or like you had mentioned, you have a chimney that needs to be inspected. We can do any of those additional services one off as well. It doesn't have to be done with the home inspection.

(...)

Okay, like I said, that's impressive. All right, now, Drew, you said you were CEO and tell me a little bit about what you do not only in your position, but how did you get it?

(...)

Great question.

(...)

I started as an inspector, I came from the pawn shop industry actually, which is very people.

What was in the pawn shop? It's fascinating stories. There's no fascinating stories.

We have to talk about that.

Oh my gosh, yes.

It's a people business. It's not what everyone thinks of a people business.(...) I met Malcolm and we got to talking and of course he had a million questions about the pawn shop industry.

(...)

I had some questions about home inspections.(...) We talked a bit about that and he said, "Have you ever thought about being a home inspector?"(...) I said, "No."

How do you show from bond to home?(...) What kind of conversation did you have?

We were telling pawn shop stories, home inspection stories, both very wild from very different industries, but everything revolves around the people. Something that he said to me that stuck in the back of my head is, "I can teach anyone to be a home inspector.

(...)

What I can't teach someone is how to talk to someone, how to talk to people, how to read people, how to communicate things properly."

(...)

I jumped on the limb and I fell in love with it. It's actually been my most favorite job.

(...)

I love it because of the people that we work with and I know Natalie and everybody in this room knows that feeling of seeing someone in this huge process in their life. You get to be a really important piece of it.

(...)

You live on through their story and you get to watch that grow. That's been really huge. As the CEO, I was in that position. I just took it. I jumped into it with Malcolm.

(...)

At some point, Malcolm was like, "I have all of these other things.(...) We've talked about how we're a one-stop shop. We have many ancillary companies."

(...)

It became this, "I need to focus on these other businesses." I said, "Let me take it."

(...)

He trusted me enough to throw it to me and I'm running with it.

(...) Well, kudos to you guys and being able to ask some of the questions that I want to be able to ask you guys because you are a one-stop shop. I think that there's such a variety of answers that you guys can give and even hope for people who are in this business that we're in. I mean, Natalie, you have to depend on, a lot of times, if I remember right, a lot of the things that are listed in the sale agreement are pending inspections. Yes.

We have a document as Realtors. It's called a disclaimer. It's a CYA.

(...)

What that means is, and it says, "I'm not this. I'm not that. I'm not this. I'm not that." The way I explain this document is, "I'm not a surveyor. I'm not any of these things.

(...)

I can connect you to all of those people." That is part of the value I bring as a real estate agent is that I can connect you to a home inspector, a termite guy, basement crawl spade guy. I mean, I'll be loving my Matt Haddon. I do. I do. I love him.

(...)

He's ... Yeah.

(...)

And those trusted relationships, those people become Johnny on the spot for you and your clients and you and your reputation is on the line when you extend that, "Hey, this is who you need to call." They trust you and they do. Those people, there is accountability there. They have to follow up, right? If they don't, then maybe we need to talk about something else.

(...)

I value, I have deep respect. It is a reciprocal relationship with all of our vendors that I couldn't do what I do and couldn't bring the value that I bring without them because they really are the ones bringing that value.

Well, that makes me then pretty much ask you, both probably would be able to answer this, when someone is ... Well, how early do you actually have to bring in a home inspector? When is the timing for this?

(...)

I like to say as soon as possible, right? You know, as soon as you go under contract, you need to be on that.(...) I would even go as far to say, it's like, "Do the research before. If you're watching this and you're getting ready to enter that process, go ahead and start looking for those people now. Look for your home inspector and find out who's going to do the best job for you and get you the most information that you need because once you hit under contract, there's a timeline and it's quick and you have to move.

(...)

There's a schedule and there's things that you have to get onto their schedule. You need to do that soon.

(...)

If you know who you're going to go with the day you go under contract, it's easy to jump onto their schedule. Then you have the rest of your timeline to make the decision. Go over the details. You have time, whereas if you wait, you're in the timeline and then you have to wait to get on their schedule. You have to wait to get the report and then you just have a day or two to make the decision.

(...)

Give yourself the time.

(...)

What would you guys say is something that looks scary as a home inspector but actually isn't? And vice versa. Oh, I've got a good one. Okay, go ahead.

Stair-step cracks in a mortar in a cinder block foundation. That is not usually a structural situation and it's nothing to be afraid of. That needs to be repointed usually.

So why is it listed? Drew?

(...)

I'm sorry? Why is it listed in a home inspection that you notice the stair-step cracks on a foundation if it's not so...

It can move and over time if it's not addressed then there's things that can happen.(...) But it's not something that I would look at immediately and be like, "Whoa, red flag."

It's really not a red flag.

Okay.

You got to assess the situation, right? Look for where the water is going. I have a feeling we're going to talk about that soon.

(...)

But one of my things that a lot of our clients talk about or their eyebrows raise at is termite bait stations. They're like, "Oh my gosh.(...) They've had an issue with termites." And to me that's a good sign. Yeah, we're preventing the problem.

(...)

Whether they've been there...

(...)

Okay, my mind just went...

(...)

Why is that a good thing? What do you mean?

Because we knew that there was a problem and we're addressing it or

we're protecting it. Maybe there was never a problem. And it's a new build and the builder gives you that first year and then the homeowner just keeps up with it. Great. Then there should never be a problem. Exactly. There should never be a problem.

Okay, well that makes sense.

If we show up and there's not termite bait stations and there's no drill holes and no signs of a treatment, then we may need to like, "Hey."

(...)

So that's the vice versa. The things that could be... That now are scary that people don't think about.

And also termite damage is not the end of the world. Like, how long would it take in a vacant house or even an occupied house for them to really get in and chew up to the point where there's structural problems that are like 50,000... I mean, what? 50 years? Like, long, long... They're tiny.

(...) Yeah. And then they can swarm. They can and they do work fast though.

Yes, they can.

They do work fast.(...) And we have seen them do quite a bit of damage. But again, as long as we're taking care of the problem quickly...

(...)

Because it's a bust. Yeah. Okay, that makes sense. That makes sense. People like freak out over, "Oh, there's tubes." And in their mind, they think, "Oh, this is going to cost thousands of dollars." When in reality, it might just be a thousand dollars.

(...)

It's really...(...) Being able to have somebody there who has knowledge of actually how much that's going to cost is invaluable because you can take them from the 10 that they're at in the moment back down to a two and you bring the logic back in and the emotion goes out.

So that goes into our one-stop-shop. We actually have our own charter in the state of Tennessee and it is nuclear pest control. So in the instance that we find termites or any type of activity, we have that instant referral that someone that we know, like, and trust that is going to take care of our client.

(...)

Oh, Colby. Oh, Colby.

Colby and Dave.

He's great.

Great people.

Well, okay. So from my perspective, because of what we do and how we assist people,(...) and I think it's probably unrealistic, but it's still in my head to achieve the perfect inspection where you can't find stuff. Oh.

(...)

(Laughter)

Can I have a septime on that? I have a screen. I have a screen. A disclaimer. I am not a home inspector. But I will say this, that, I mean, I don't think there is, there's no perfect house. I learned this on the, my first week with my city of Chattanooga home inspector. I went along with Malcolm, our owner, Drew, our CEO, and Daniel, one of our home inspectors, and did a home inspection.

(...)

The house had some issues. There was a brand new construction house right next door.(...) The client was like, would you buy this house?

(...)

I think Malcolm had a great response, and he said, I can't answer that question because I don't know why you're buying this house. I don't know if you're buying it as an investment property, if you want to retire here, if you want to raise kids here. I can't answer that question. But what I can tell you is that brand new construction house right next door also has issues. There's no perfect house.

(...)

There's no perfect house.

Okay, okay, okay. There's this thing in my head that says, I bring in a one stop shop person, and they give me a report. I fix everything on that report. I do everything that I'm told to do. But I bring in another inspector, and now I'm going to have another report, and I've got to fix that one. I do it a third time. I'm still going to have a report. How many times do I have to do this to get the perfect score? Or are you saying there isn't such a thing?

Do you have the same inspector come back and do a re-inspect?

No, three different inspections. If I want to have three different inspectors,(...) okay, three different inspectors.

(...)

And I want that, I mean, like I said, I think this is very unrealistic, all right? But I strive in these homes, I strive to find the things that your typical people would see as problems. And I don't really know what those tips are, the pro tips, so to speak, you know, for that. So that's something you can answer as well. But I want to be able to have that home where inspectors come in and say,

(...)

crap, I'm finding piddly. Okay, guess what? There's leaves on the gutters, or there's leaves on the roof,(...) or maybe there's a tree touching the roof.

(...)

I'd rather them find that kind of stuff than, and have to hunt. But at the same time, I know that if you pay somebody, it's a large fee. It's a fee for an inspector. You pay somebody to do this, you're trusting that they're going to do it, and they find nothing, then there's a lack of, I would think there's a lack of trust in that home inspector.

(...)

Well, it's a red lag,(...) but so, great, recent example, we had a house listed, mint condition, the seller wanted to do everything possible to get it ready for market. He's like, should we do a pre-inspection? I was like, if you want to, sure, go for it. You know, maybe we know now. The inspector found three things, three things, and he wanted to fix all three of them. I said, don't do that. Don't do that, because if you fix all three, and, because he was really, he was really going for a perfect home inspection. I said, no one is going to trust that. No one is going to trust that. And I think you and I, I think that was a home that we had three inspections on. We did. By three different people, and they all found different things.(...) No two of them were 100% alike. And so, even if you fix all this stuff, somebody else is going to find other things. It's just, it's just the way it is.

So, what's a tip for someone like me, who really wants to strive for that confidence that people have in the homes that we have to renovate? Because we get some pretty serious situations, and we want people to have that confidence of these homes. I mean, we're dealing with people who have killed themselves. We're dealing with people who have had murders happen. We're dealing with hoarding situations, or water damage, or sewage, kind of thing. And we want people to know that we take that seriously, and we do the best quality that you could ever imagine, and it's going to be reflected in that inspection.

(...)

So, I think that's why I have that concept of perfection.

(...)

Because I want the inspectors to ref, I want that reflection of saying, "We really did do a good job in something that was a hoarding situation."

(...)

Well, you could always do an inspection on the front end, and an inspection on the back end, and be like, "Look, here's two. Look at all the stuff we did."

(...)

That's actually what we do for our pre-listing. We have a pre-listing package for sellers who, just like you said, want to have that perfect house. Sometimes they don't want to do all of the repairs, but they have a 60-page report with lots of pictures, and lots of detail, and pinpointed deficiencies. And then we come out and do a free re-inspection to show whatever they did repair.

I didn't know that.

I did not know that.(...) Some typical damage on the roof, and there's all of these little things. Maybe the seller looks at it and says, "I don't want to do this, but I will replace these smoke detectors, and I will tighten all of the doorknobs, and I will tighten the loose stair, the handrail."

(...)

And then we come back out and write a report to show that all of those things were done, and they were done correctly. You put those all out on the table, and it is full disclosure.

That's good.

(...)

That's good. On some of that, you can suss out for yourself that it was done, but some of it you can't. I'm not going to get... I'm never going to take the front of an electrical panel off, and then inspect the breakers and go, "Oh, yeah, they fixed that double-tap breaker. I'm going to call them, and they're going to come do that," because they are licensed and bonded to do that.

(...)

So, what would you say are some pro tips for someone like myself that is knowing I'm going to have to have a home inspection? What would you say are the things that I really do need to focus on to help homeowners know we really do care about what we put into these houses?

(...)

Pro tips to show them that you really care. Yeah.

(...)

I mean, having the thorough home inspection, of course, and being able to go back and show the work that you have done,(...) I think that going into it, you need to think about the vitals, and I know that that's a big portion of the main components of the home are what you need to focus on. Systems.

The systems and the things like that. Okay. Now, you've used a home inspector when you guys got your home, didn't you? Yes.

(...)

Did you find any frustrations from having an inspection done on a home to moving into it, the living in it?

(...)

We recently had a contractor come to give us a quote on a renovation for our storage room, and he wasn't referring necessarily to our storage room, but he said that every home inspector is going to find a different issue. He said that he could have 13 nails for one particular piece, but needed 14 nails. And he just said that, you know, it's just there's just a pinpointing and I don't want to say nitpicking, but like, they're just regulations that different homeowners have or home inspectors have. So it was just surprising to me because I didn't really I mean, we've had home instructors before, but for previous purchases, but I just didn't realize how detailed the contractor needs to be with these, you know, with how many nails need to be in a certain, you know,

(...)

stud or like, gray name.

Well, gosh, talk about mental space being taken up by that for many.

(...)

Dang.(...) Do you, speaking of mental space and knowing stuff like that, how often do you all have to get continuing education for I mean, I would only I mean, everything's changing all the time.(...) So how do you keep up with the crazy politics?

(...)

It is always changing. And that's why we are constantly in coaching groups. You know, I have relationships with home inspectors all over the US.(...) And those are like the people in my pocket that I can go to and ask questions. And they're my mentors, right?(...) And they've seen things that I haven't seen. And I've seen things that they haven't seen. So it's really nice to have that culture to bounce back and forth with. A lot of people think that home inspectors just hate each other. And it's not like, we're an industry that really works together.

(...)

We're here for the same goal for everyone to live in a safe, solid home, and for all of our transactions to go smoothly.

(...)

What kind of story do you have about as an inspector, some of the things that you have seen that are strange, unusual?(...) And yeah, I see the grin.

There's like, I don't know, he's like, we've

talked about writing a book.

(...)

There's just so much and it's, it's a fun industry.

(...)

But you never know like, what's gonna happen when you turn the corner. We have seen squatters in homes. We were just talking about that the other day.

And I said, is my fear. Yes. Do you know what that's called? There's actually a term for it.

To be afraid of squatters?

No, no, no, it's, it's like, no, there's, there's life to be afraid of water phobia and walls. So dead spaces of houses. It's called frogging, like P H R O G G.

(...)

Google it. Oh my gosh. Nope. It's a hard thing. It happens.

A term for that is pretty interesting. Yes.

It's the throw in the D S. You're right. Yeah.

(...) So squatters has happened.

Yep.(...) Um, it actually happened to us a couple of months ago. Um, one of our inspectors was like, someone's already in the house and it's vacant.(...) And um, the agent said, let them leave.(...) Just walk out and let them leave.

It's very strange.

(...)

We have had an inspector involved in a drive by shooting in the neighborhood. We have had, um, we've had all kinds of interesting things.

Out of

the same

inspector too. So if we want to talk about mental health, check in on the guy, he's good. He's he's super chill guy. Probably couldn't have happened to anyone better. He was just like,

please tell me he packs his own weapon. No, no, no.

He was all good.

Oh my goodness.(...) I guess I wouldn't have thought that.

Yeah. Crazy, crazy finds is what we were talking about, right?

We run into animals.

We do see a lot of animals. Possums, raccoons, rats. Yes.

Angry cat raccoons.

Snakes,(...) all the things. No. Camelback crickets is probably my least favorite. Like I can handle seeing a snake. They look so far. They do. And they will, they will all work together to pounce on you.

A lot of ground. A lot of ground in a short amount of time.

When you're in a crawl space, I call it the crawl space role. A lot of people do the crawl. And I'm just, my elbows hurt. And I just don't want to do that. But I just roll, you know?(...) And you roll up on a whole span of a floor joist that has all of these camelback crickets. You mess with one, they will all come after you.

Oh geez.

(...)

Close, but no.

Okay.

I don't push myself to get to somewhere that I can't get.

Get back out.

(...)

Is there anything you don't do?

(...)

Talk a lot about what you guys do. Is there anything you look at and you go, I know I'm not doing that one.

(...)

We typically try to keep our guys safe. So we're always focused on the inspector's experience as well. As much as we're focused on the client and agents and everyone involved in the situation, the inspector's experience is top of mind also. So don't do something if you don't feel safe. Don't get on a roof if you don't feel like you can walk it. Right.(...) If you're in a crawl space, don't get in anywhere that there's standing water. You don't know if there's an electrical line on the other side that's laying in that water.(...) Things have happened. Yeah. And you don't want to put yourself into that situation. Do the best you can for the client,(...) but don't do something that you may regret. Yeah. We want you to go home to your family.

(...)

Yeah.(...) Is there something, you know, when we talk about a lot of what I do, is it helpful for

(...)

me to have kind of before and after pictures of things, like having a book on the counter that says, this is what it was. You know, feel free to look at this book and this is what we've done, you know, and progression of things that you can see. Yeah. We did change the drywall. We did take out the studs. We did do these things.

You know, absolutely. The inspectors are always looking for, you know, the work that has been done. If there's something on the counter or in a drawer, they find it and they're going to say, man, I see that they've done all of this work and it helps them inspect better.(...) And it's able to, we're able to help the client too. So it just solidifies what we're saying to say, Hey, we see that they did this work. We verified it and it's correct. Very helpful.

(...) Okay. That's good. I mean, cause some of the houses, I'm going to say there's, there's many of the houses that, that we have, have seen, I mean, and, and the one that we're doing, we're, we're completing right now. I mean, coming in initially to even have estimates done, everybody had to wear Tyvek, you know, because of the pest situation that was going on, because it was an animal hoarding situation. And so it was pretty severe, you know, and I mean, literally, if you put a white poodle at the front door and let it run around in the house, come back out, it's going to be black from all the fleas that we had to do it. So literally we had to have anybody that did an inspection. We said, you have to wear Tyvek, you know, and that's not necessarily something that I start to put in and say, here's everybody in their monkey suits, you know, and now we don't have to wear them, you know, kind of thing. But I was thinking seriously about the concept of leaving for both home inspectors as well as the ones that do the, how much air V is the

appraisers appraisers. Thank you.

(...)

So leaving a book that allows them to take a look and see what, but I didn't know if that was kosher to do, you know what I'm saying? I really didn't know if that was kosher to do. So that's good to know. That's good to know. I mean, so to me, that's like a pro tip for me, you know, to be able to say this is something I can do.

(...)

If I'm going to hire a home inspector to come in, is there any particular questions, any particular thing that I need to have an understanding of in order to say, I mean, just because you're a home inspector doesn't mean you're any good at it. I mean, I have had home inspectors come in simply because the crawl space had one nail sticking out that blocked the door. They wouldn't. All they said was it was unable to be observed. They didn't do anything that I needed, you know, and I didn't think to say, are you going to remove a nail? Will you move a chair out of the way?

(...)

You know, some you see what I'm saying? So those kinds of things.

So what is something that I need areas that are obstructed? They will not.

(...) Some will not.

About that.

We try our best to go above and beyond. Our slogan is literally we do more. So the guys are constantly we're constantly talking about it and trying to get that into everyone's work ethic. We do more. So if there's a nail holding it together, let's rip the nail out. If we need to scoot a chair over, you know, I don't want to move someone's thousand dollar painting. You know, there's there are things that we don't do because of the liability. But we do try our best to go above and beyond for our clients.

And I will say, y'all do a great job communicating with the listing agent of the property to say, hey, there is we're coming and here's what you need to do to get your sellers ready for a positive inspection.

(...)

Make sure these areas are of access are not blocked and they can get in. All utilities need to be on, et cetera.

Oh, yeah, they do. They do a good job communicating. That's a really good. That's a good job. That's a good idea. Guys, I really, really thank you for coming. I think that some of the stories that you've been able to share as well as I think there's an understanding that I think I can walk off with that says perfection is not possible, but doing the absolute best that you can to show and depend on people like yourselves when you talk about coming in and doing an initial and then you get to do the follow up that I'm believing the evidence there of what we do and the quality that you guys bring. So being able to share your quality. Thank you so so very much for being a part of this. Thank you. Is there any final thoughts that you might have?

(...)

I don't think so. Thank you for the opportunity.

I'm thrilled. I will say that because we did talk about this. I think one thing that can be helpful is for clients when they get a home inspection is be there for the inspection.

(...)

We encourage our clients to be there for the inspection. Yes. And they're welcome to be there for the whole thing, but we really encourage clients to come in for the last hour so we can have them there in live person, point things out, have those conversations, explain things that may look scary on a piece of paper, but really aren't and really help the client understand what we've found.

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So I think that that could be could be helpful is to actually be there on site for the home inspection.

Okay.

Well, guys, thank you so much. This is part of why the we have me loves to partner with people like you guys, because you really do help the people who we have to show how the quality and be able to say you have a history that you can begin. We really have to be able to make that transition as smooth as possible. And I think you guys do that. Thank you. Thank you very much. And thank you for being on. Flip happens.

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Good job, everybody.