Protecting Your Rental Income Against Tenant Default

Aaron: Thanks for having me, Mike.

Michael: Awesome. As I’ve said, I’ve been excited about this for the last few weeks. Putting this together with you, getting to know you as a person, I like your integrity, and also, love the product you guys are running out and rolling out. It’s fantastic. Aaron, just to give a little background on yourself. Why don’t you go and introduce yourself?

Aaron: My name is Aaron DiCaprio; I’m an attorney, so please don’t hold that against me. You’re an attorney as well. A lot of people who […] make the crack that I’m only not a lawyer, but I’m also in the insurance industry. They say, “Hey, that’s two strikes against you. Where is the third one coming?”

Michael: But you’re on the good side. It’s like protecting people and also double up on that and having the protection for not only on the frontend, but also when things go bad. I always feel like there’s two sides to everything and we’re on the great side, not even the good side.

Aaron: Absolutely. Like I said, I’m an attorney, I’m also an insurance executive, and probably more importantly, I’m a real estate investor. This particular product that we’re going to discuss today resonates well with me. It’s one of my on-again, off-again investing over the last number of years, has really been the impetus for creating this product.

Michael: I think that’s what resonated with me so well is when I found your company. Being a real investor myself, and you have those months, you don’t have rental income coming in through no fault of your own. It gets a little tidy, it gets a little scary, and for all of our clients. Going without a month or two could be detrimental. Sorry for the interjection, but keep going.

Aaron: In fact, as I’ve mentioned, I’ve sort of been in an on-again and off-again investor for a number of years. My wife and I had a property in Denver years ago before that market was really booming. When she was pregnant with our first, we decided, “Hey, let’s move back to the Philly area—where she’s from—so we could have some babysitters.” We couldn’t sell our property; it wasn’t going for a premium like the market’s holding now.

We got ourselves a property manager and put it off for rent and moved to Philly. Probably about six or seven months into our move, our property manager called us up and said, “Hey, I hate to break it to you, but your tenant lost his job, his girlfriend left him, and he’s no longer digging the Colorado weather so he’s moving someplace warmer.” I kind of chuckled and said, “Geez, it sounds like the lyrics to a slow country song”.

Michael: I was going to say the same thing.

Aaron: I was kind of like, “Okay.” Definitely, this Rent Rescue product definitely strikes a chord with me. You definitely hit the nail on the head for somebody who might be an accidental landlord like we were, you might have that rental income, and immediately apply it to your mortgage, or it might be going towards other types of bills, whether it’s your kid’s daycare, or tuition, or whether it’s some medical bills, or whatever the case may be. There’s a lot of people out there who rely on their rental income and that cash flow. Rent Rescue is protecting that cash flow, protecting their investment if you will, and also providing them with peace of mind.

Michael: I think peace of mind is when you were talking about that and thinking about my clients, absolutely. Anderson’s clients, they love peace of mind, that’s what we give them from […] protection and tax […] side. The peace of mind is huge even for myself. A lot of times my clients are living on their, what I call mailbox money, their rents and they want to protect it. Just the fact that you guys are coming into this market and providing that peace of mind is invaluable to them, for sure.

Aaron: I have some clients who basically, said that this type of insurance is akin to your life insurance. Where you have an insurance that protects your family in the event that you pass away. Well, this right here is similar where it’s protecting your investment, and your livelihood, and your family to a certain degree when you think about it.

Michael: One of the things that resonated with me, and again I got all these overarching ideas and reasons why I wanted to have you on here, but the biggest one for my clients and myself is risk management.

Aaron: You use the insurance to mitigate your risk of loss. You do what you can to vet your tenants, and let’s face it, there’s no such thing as a perfect tenant. You can run the background checks, the screenings, and life happens. You could have the perfect tenant and then all of a sudden, they lose their jobs, or maybe they’re going through a divorce, or perhaps they fall on ill health, and lo and behold, now you’re faced with a situation that your tenants’ not paying you the rent, not because they’re bad and don’t want to pay you, they just can’t. They don’t have the financial […] in order to do so.

It’s tough as an investor when that happens because of course you don’t want to throw somebody out on the street, but you also, for a certain degree, for a lot of landlords, this is sort of like their business; it’s another means of bringing in some rental income, some money. If that rent isn’t being paid well, you have to come out of pocket now to make sure that, that mortgage might be paid.

Michael: You’re saying the mortgage companies don’t care if you’re renter isn’t paying you?

Aaron: Exactly. Right. Shocker.

Michael: Finding a perfect client, or a perfect tenant is like finding BigFoot; you hear about him, but you never find him.

Aaron: Exactly. In fact, I kind of joke around and I’d say what’s Santa Claus, the Easter bunny, and the perfect tenant all have in common? They’re all figments of your imagination, they don’t exist.

Michael: I think I’m going to steal that from you for future presentations. I like that, I think it’s awesome. When does it kick in? Give us the details on this because I’m sure there’s a lot of facets to this. I’m really interested to know the ins and outs of it. I know that my clients are too.

Aaron: I’ll start to give you the 3,000-foot view and a little bit of the background as well. Rent default insurance has actually been available abroad, in Australia and in the UK for a number of years. But like a lot of products and other services, just hasn’t made its way across the pond until recently. In fact, in those geographies, it’s quite common that once you purchased an investment property, you immediately turn around, and buy a rent default insurance, it’s just what you do.

Our rent default insurance, Rent Rescue, provides up to six months of loss when a tenant defaults on the lease. It could be any type of non-pay such as skips and evictions. It also reimburses a residential investor up to a $1000 of legal expenses should you have to actually pursue that eviction.

Michael: We’ll help you pay for an eviction company?

Aaron: It’ll pay up to $1000 of legal expenses, yes. Whatever the legal expenses you have, up to $1000, it’ll reimburse them for that. That’s huge because that whole eviction process can be a real headache.

Michael: Well, it’s huge. Also, it fits in right with what I teach, what I recommend to clients. A lot of people in real estate are self-help, they want to get in and do it themselves, DIY and I always recommend, I say, “You know what, send it to an eviction company, they’re the ones who already know the process. They’re not emotionally attached, they just get the job done, and they know how to run through all the state requirements and rules.” Having that, it’s absolutely a huge advantage.

Aaron: There’s also a three-month reimbursement in addition to the six, when there’s a death of the sole tenant or there’s a court order, ordering the breaking of a lease, for example, there’s a domestic violent situation. There’s also a three-month reimbursement when you have an inactive member on the military being put in the active status and deployed. It covers those situations as well.

Michael: I’m always one of those guys that looks at both sides of it, so when wouldn’t it cover anything?

Aaron: It won’t cover situations when the landlord has done something to create the reason why the tenant isn’t paying you the rent. For example, let’s say, the unit is uninhabitable. There’s a sewage issue or there’s some other issue that runs against the four corners of the lease, and the landlord did something to breach it. It’s really looking at situations where the landlord is doing everything they should be doing, however, the tenant—for whatever the case may be—just isn’t paying. It’s those situations that aren’t covered. There’s also instances that won’t be covered. For example, short-term rentals, vacation rentals, seasonal rentals, those types of units won’t be covered. Your VRBO, your Airbnb, it’s really any type of long-term rentals, your single-family rentals, your duplexes, triplexes, quads, multifamily. Again, it has to be long-term.

Michael: It make sense. How are you going to even quantify a short-term rental? What, you’re going to go ahead and make a claim if you can’t get it rented out? That makes sense.

Aaron: Right.

Michael: One of the things on our clients’ minds is going to be cost. What does it cost? How do you break that down? How many properties can you do? Is there a limitation on that?

Aaron: The cost is roughly about $300 annually for the premium, that doesn’t include any tax and fees, but the beauty of this particular product, it’s tax deductible.

Michael: No expense. Yeah, sure.

Aaron: What a lot of landlord might do is just pass the cost off to their tenants in their rent, and if they do so, then it usually equates to maybe 2-2 ½ % increase in their rent. Which is fairly minimal.

Michael: Perfect.

Aaron: As far as the types of rentals we cover, the rental range is $450 monthly rental on the low-end, and then $5000 monthly rental on the high-end. That $450-$1000 monthly rental range, it probably generates a minimum premium of roughly $250, not including any taxes or fees. On the high-end, you’re looking at probably $660-$700 in premium.

Michael: Per year, right?

Aaron: Annually, per year. It’s a relatively nominal amount when you’re really thinking about how this type of product is going to benefit you. It reimburses you up to six months of your loss rental and also $1000 legal expenses, and again, it’s tax deductible. Really, it’s a no brainer.

Michael: Well, now, let’s say when you get a bulk price of $450-$500 and it’s for a whole year you really think about it as you got to amortized it over 12 months. It makes it more relatable when you look at the price per month as opposed to a whole year out of pocket. You allocate that cost to the monthly rent, and that’s pretty awesome actually, that’s a lot lower than […].

Aaron: So far, our average premium is $300 annually, that’s really comes down to about $25 a month.

Michael: Again, it’s going to be an expense so that’s even better, absolutely. Let’s say that something does go wrong, just like it does in real estate, it’s kind of Murphy’s Law, and someone needs to make a claim. How does that work? I mean, how long do they have to wait before they get the reimbursement and what are the details to that?

Aaron: Sure, I’ll walk you through that whole process. Again, as I’ve mentioned before, I’ve been an on-again off-again investor and taking that mindset, really apply that to this platform. The platform itself, I had our developers build it in a way that it’s going to be very user-friendly, you could apply for the insurance online in a matter of minutes with a credit card. Basically, what you do is you answer a few questions about the location of your property, the monthly rental income, and then there’s a handful of qualification criteria which is basically…

Michael: Qualifications on the tenant or on…

Aaron: Yeah, exactly. We want to know about, “How do you vet a tenant? What’s the tenant’s selection criteria?” In order to qualify and purchase the insurance, the landlord has to warrant that the tenant has a 600 or better credit score, no bankruptcies in the last five years, no evictions in the last five years, that the tenant can satisfy the terms of the lease, and that the rent has not been in arrears for 30 plus consecutive days during the last 12 months. If all that checks out, then you could proceed and purchase the insurance with the credit card.

Again, the reality is sometimes your tenants are going to default. In that instance, we’ve built the platform, again, to be user-friendly. I told our developers, “I’ve been there, I’ve been burned by my tenants, and the last thing I want to do is make it really difficult for people to file a claim and get paid. They are already dealing with the headache of not being paid, I don’t want them to deal with anymore headaches, or any more stress, and having to go to this process, and get reimbursed.”

Michael: That’s a joke I make about in insurance companies a lot even in auto insurance. I always feel like, once you have a claim, you submit the claim, and then it’s almost like an automatic rejection, comes back, you gotta keep re-submitting it. I think that some insurance companies are out there basically saying, “Hey, how do we make it as hard as possible for a claim to go through, so that people just forget about it and move on?” You’ve done the opposite, you made it as easy as possible.

Aaron: Like I said before, I’ve been in the insurance industry for quite some time, and to your point, there are a lot of insurance companies out there where they make it extremely difficult to get paid, and it’s frustrating, and it’s unfortunately sort of a black stain on those types of carriers. Again, thankfully our insurance company takes the opposite approach, and get with my championing this type of product. Having been there in the investors shoes when they’re not getting paid, I make sure that you, getting paid is going to be quick and easy.

In the event of a claim, you can go on through website, there’s a navigation bar, just make a claim. Click on that button, it opens up a window, and then you can start the claim process. You can enter in some key information about what’s going on, and why you’re filing a claim, and then also upload the requisite documentation like the lease agreement, any notices, and things of that nature. Then we’ll have somebody review the information and quickly reach out to the landlord. If they have any other questions, they’ll ask it at that time; otherwise, they’ll begin the claim process and help these folks get paid.

There is a deductible that’s equal to one month’s rent on the policy. Like a lot of other insurance policies, there’s a deductible, it’s pretty standard, and once that deductible is satisfied then we’ll start the claim process. The landlords will not get a lump sum reimbursement of the full six months. Basically, the way it works is, they get a month-to-month reimbursement. Each month we’re just going to ask the landlord, “okay provide us evidence of what you’re doing to re-lease the property or evict.” That could be something as simple as sending us the email from the eviction attorneys stating that the hearing is August 1st. “Okay great, here you go we got that information, and we’ll get payments sent to you.” We’ll do that, it’ll be quick and easy, they will get paid within 30 days […] a lot sooner than 30. Each month, we’ll ask for that same information, and we’ll get them reimbursed and hopefully, ease some of the stress that they’re encountering.

Mike: Cool. Aaron, we’ll take a quick break and then we’ll get back to it. Just one sec and we’ll get a quick break in and then we’ll come back.

Alright, Aaron we’re back. I got Aaron with Rent Rescue on here. We’re going to go in the ins and outs of rental income insurance, basically what I would call it. Whether you insure your rental income, the brand-new product, that’s a recap. Basically, it’s UK and Australia first, that kind of troubles me. I thought America, we were the innovators then they copied us, but it’s the other way around. I’m glad actually. We can look at the other countries and say, “What’s working? And what’s the product you can bring on here?”

To recap the process, if we have to go from A to Z, you mentioned the ins and outs of it, but I really want to make it clear for my clients in how it goes through. You get online, you fill out a questionnaire, and you do have to put in that you are vetting your clients, which I think all my clients are doing, anyway. We encourage that, I think that if you just go ahead and pick the first person of the street, you really need to vet them out. 600 credit score, no break of lease for the last five years, no eviction for the last five years. This should all be your qualifications for your tenants, anyway. Then one of the cool things I thought, and I think it’s very fair, is that you can’t already have a property that the rents delinquent in, correct, Aaron?

Aaron: Yeah, correct. The rent can’t be some arrears for 30 plus consecutive days for the last 12 months and then the other landlord has to also warrant that the tenant can satisfy the terms of the lease. Then again, when there is a claim, all this information doesn’t have to be provided upfront, but in the event of a client, we are going to ask that the landlord provide that information to us. If they can’t, we aren’t going to be able to move forward with the client process.

Mike: Ah, excellent. These aren’t documents you’re requesting when you sign up online?

Aaron: No. It’s not right at the outside. We want to make everything quick and easy, but on the backend, in order to get paid, “Okay, well, show us that you’ve actually vetted this particular tenant.” If they have and all that checks out, we’ll get the client process going and get these folks paid.

Mike: The application process, how long does it take?

Aaron: You can probably do it in a couple minutes. It’s really quick and easy. Again, we are only asking for the monthly rental income, the location of the property, and those qualifiers that I mentioned before, which actually, there’s a bunch of checkboxes. You just go write down the line and check the boxes off and you can submit. Then you’ll go to the payment page, you could remit payment with a credit card. The whole process, depending on how many units you’re covering, can take a few minutes.

Mike: This is fantastic. I’m used to going to forms, filling it out, and it takes an hour. I keep getting customer support online to try and figure out we’re at.  I like fast and easy. Alright, we got the process, we’re signed up. All of a sudden, we have a problem with the tenant, what’s the next step? We get online, file a claim and then you’re going to ask us for proof that we did vet them out which is fair. Then how do we go from there?

Aaron: Yeah, we are going to ask for proof that they did vet them and that the qualification criterion was met. After that, after the deductible were satisfied, we’ll start paying the landlords each month. Again, each month, we’re just going to ask them what they’re doing to re-lease the property and/or evict, and once they provide us with that information, for example, they send us maybe a listing from a listing service saying, “Hey, we have this advertised online. We’re getting some action here.” Or, “Hey, we just got our eviction attorney. He sent us an email saying that the hearing is August 1st.” Just something of that nature then we’ll get them paid. We’re not going to ask them to jump through a whole bunch of hoops to get paid. That’s not the purpose of this at all. We just want to make sure that there are some checks and balances within the process.

Mike: Speaking of collections, and I know my clients are, like I do I encourage them to get a collection in an eviction company. Speaking of collections though, do you guys go after the tenant on behalf of the landlord? Or is that left to the landlord to take care of?

Aaron: No, in the insurance policy itself there’s what’s called a subrogation clause. The insurance company actually steps into the shoes of the landlord once the claim is filed and the insurance company has the rights now to pursue collection against the tenant. Whether or not they do that, it’s going to be a business decision depending on how much time, money, and energy will be spent pursuing collection. However, if they do pursue collection, how that process is going to work is any funds that they do collect from the tenant, they’ll first offset the amount of claim that they paid out, and then anything else they collect will be given to the landlord.

Mike: Perfect. Again, everything keeps on coming back to peace of mind. Now, one of the questions I also have when I deal with insurance is some insurance companies are able to do business in some states and some of them can’t, so what states are you available in?

Aaron: Right now, we are in 48 states. We started off slowly and we wanted to test the product in a few key markets. We started off in California, Texas, and Pennsylvania. Then based on the feedback that we had received, we made some tweaks to the policy language, to the underwriting requirements, which are about qualification criteria that I mentioned before. Then we quickly expanded to 45 other states. The only states that we are not in right now is Alaska and Kentucky.

Mike: Okay, alright. Any chance of getting in there anytime soon?

Aaron: Yeah sure. Alaska, we’ll be in pretty soon. Kentucky has some different regulatory requirements. Just to give you a quick background, I hope I’m not boring everybody on this.

Mike: No. I’m eating this stuff up. If I’m eating this stuff up, imagine our clients are too.

Aaron: Right, so in each state you have different insurance requirements and they have things that you need to adhere to before you could sell insurance in those specific jurisdictions. Kentucky just makes it very difficult for you to sell any type of insurance in their state. When you have a digital platform like ours, to program the technology with all their different requirements just takes longer to do. There’s a lot more eyes that need to be dotted and the T’s to be crossed.

It’s a little bit more laborious task, if you will, for Kentucky so we said, “Okay, Kentucky is a huge market for us right now, but certainly one of our goals is to be on 50 states.” We’ll get that done very soon.

Mike: Awesome. Looping back, one of the things, it’s interesting because we work with very experienced real estate investor who have 50-100 properties, and then we also work with people who are just getting in the market. Any discrepancy between them? Can I have one or two properties and still get the insurance? The reason why I asked that is a lot of times the people with one or two properties that are starting off, they are really reliant on the rents being paid because that mortgage still needs to be paid on those rentals. Any discrepancies between you have one or two or if you have 50-100. Anything we need to know about that?

Aaron: Sure. Yeah. Great points there too, Mike. In fact, the insurance actually helps people who are reluctant to becoming an investor and getting their feet wet with an investment property knowing that this insurance now is behind them helping protect their cash flow and their investment and again giving them that peace of mind. It really helps these types of people take that leap and make the jump into becoming a real estate investor.

What we really look for is the product itself is applicable for the smaller do-it-yourself landlords, accidental landlords who might just have a few investments, and then of course, the larger career investors have big portfolios, there’s applicability with that segment as well. But what we do require though is that whether it’s small or larger investor, we do require that if they have a building, they must ensure all qualify units in that building.

Mike: And you’d want to too. It’s going to be Murphy’s Law, again, the one you don’t ensure, no one’s going to cause problems or have that toilet backed up that destroys the other properties.

Aaron: Yeah, exactly. We ask that all eligible units in the building be covered. Let’s say, you have a building with 10 units, eight of the units qualify, two don’t. Well, all eight must be insured. The insurance company doesn’t want you to pick and choose and be adversely selected upon. Now, just because the two units don’t qualify, that doesn’t disqualify the other eight, so you can still move forward.

For example, if you have a portfolio with five or six single family rentals, each one acts its own building. If two of the single-family rentals don’t qualify, okay, that’s fine. They don’t qualify. You can still purchase the insurance for just one of the other single-family rentals. You don’t have to purchase it for every single one, but again, to your point earlier, you really want to have this insurance in place. Given the benefit it provides the peace of mind, again, it’s super affordable and tax deductible.

Mike: You should also offer for the newbies, new realtor investors, what happens if the water heater goes out on a Saturday. You’d get the people out there and fix it, so they don’t have to deal with it.

Aaron: Yeah and with respect to the larger, the career investors who want the bigger portfolios, they actually like the product because it eliminates the bad data expense off of the balance sheet and now, they can get better terms from banks that freeze up their cash and they could just do more with their money now, it’s not tied up.

Mike: Absolutely. Do you guys do a volume discount or is it because of the nature of each property, it’s all priced per property?

Aaron: Again, it’s priced per property. However, with the larger portfolios, there’s going to be more handholding than some of the ones who just have a small handful of units—one, two, three. If they have a larger portfolio, we look at that case by case basis and we can adjust the rates and the premium to reflect the […] scale. They’ll get some type of rate reduction; it just requires a couple of conversations.

Mike: Sure. A lot of clients ask us, “Hey, where should I invest?” Our answer is always, “Where you’ll find a great deal.” I don’t care if you’re in California, Arizona, Pennsylvania, anywhere, you’d go where actually the deal is and you can make money. How does the policy work if I got properties in multiple states?

Aaron: If you have properties in multiple states, you’ll have one policy for one state and one policy for the other state. There’ll be a policy for each state and then the beauty of our platform too is once you purchase the insurance, if you’re out and you’re investing in other properties, you can go ahead and add those properties to your online dashboard, which will be created once you purchased the insurance, and then you could add/delete properties as you see fit. The whole process is really easy to use. It’s very intuitive and we want to make it very seamless for everyone.

Mike: Okay, which is so unheard of for insurance company. I love it.

Aaron: Right.

Mike: What we do, and protecting, and helping people, do you have any great stories where you have or some good parting words?

Aaron: Yes. Again, this type of insurance is really providing a piece of mind. I’ve spoken with a number of investors—both existing investors and investors who are no longer investors because they got burned by their tenant—they said, “Geez, if only this insurance was available a few years ago, it could have really prevented it from selling our property.” I think a lot of investors out there on the smaller side, they are looking to their investment property as a great way to plan for their future. You have to plan for their retirement and they’re finding, unfortunately, that previously having some type of investment property because of the issues with non pays which is really a headache for them and it shouldn’t be.

Mike: Yeah.

Aaron: We’re providing peace of mind and acts as a security for their investment. Again, it’s a seamless process, we have a great platform for people to use. Our insurance company is the third largest reinsurer in the world, it’s called the HTI-Global. We’re using one of their subsidiaries, Hannover Re. In fact, they were purchased by HTI-Global last summer and both organizations have billions and billions of assets. They’re very credible. They’re rated A by A.M. Best, A+ by Standard & Poor. My business partner, he’s out of California, he’s been in the insurance industry with his agency called Next Wave Insurance since 2004. We have a lot of really smart people, credible people, backing this program making sure that it’s a success.

Again, I’ve been in their shoes and others in our organization have also been in their shoes. Just when you break this down, you look at the product itself and geez this just makes a lot of sense. As I mentioned before, it’s a no brainer so if people want to learn more about Rent Rescue, they can go to our website, which is at rentrescue.com or they can email me at aaron@rentrescue.com.

Mike: We’re also going to be featuring you on our resources page in our platinum site, that’s what I’m excited about this. I just think it’s fantastic. There’s one other thing that I wanted to point out to you, people have been around Anderson know that we believe that those have given much, have to give much. I think that’s a proverb that’s been around for thousands of years. One thing I did notice when I was investigating you and vetting you or your company, you guys are charitable also and you guys believe in charity, huh?

Aaron: Yeah, absolutely. It’s nice to pay it forward. I know there are people out there who are in need and if we can help where we can then we certainly do that. We pay it forward and we chose a couple causes that are near and dear to our hearts. We pay it forward with Autism Speaks and the Multiple Sclerosis Society. The first one hits pretty close to home for us, one of my sons was recently diagnosed with autism, and with the Multiple Sclerosis Society, one of my best friends from high school growing up was diagnosed with multiple sclerosis in his 30s. He woke up one day and he couldn’t see. He and I both played baseball together, sports in college, and to hear something like that, it just strikes the core. You can sit there, and it puts things in perspective. Again, there are a lot of people who are facing different challenges every single day and for us to be able to give a little back to help people fight those battles whatever it maybe, it feels good.

Mike: Absolutely. They need all the help they could get and just the support and appreciation for what they are going through. I know it took you by surprise, but when I’m investigating somebody, that’s something important to Anderson and our values here. Again, we are going to be putting Aaron and the Rent Rescue up on our platinum site and resources rescue. One of the things I also had Aaron do is put together some white papers and some informational materials that we’re going to be putting up there too. Look for it under platinum resources site and then Rent Rescue.

Aaron, absolutely appreciate you taking your time. I know that you’re busy. We talked and you guys are […] and everything you’re doing, getting new states. I really appreciate you taking the time to talk to myself and our clients. I think that you’re going to be an awesome resource for them. Again, I just love real estate, I’ve seen it change people’s lives and to remove a barrier of entry even mentally, our clients and I appreciate your company for what you guys are doing.

Aaron: Yeah, thanks for having me on. I really appreciate spending the time with you and your listeners.

Mike: Absolutely. I imagine that you will be attending some of our events firsthand. This has been fantastic. Again, we’re going to have a lot of information on our site about Rent Rescue and about Aaron. If there are any questions, go there, you can always contact Anderson, we’ll help you on that. Aaron, hey, I appreciate you taking the time and have a great rest of the day.

Aaron: Thanks to you, too. Take care.

Mike: Thanks.

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