joining us with more to talk about real estate, ivan kaufman, founder and c.e.o.state trust originating more than 9 billion loans annually. thank you for joining us. let's start with the news and the story of the day, we have been talking about the fed, we have been talking about interest rates rising a little bit, particularly at the long end. do you see any pasthrough yet from your perch from that rise longer and interest rates do housing real estate activity? ivan: despite the data today, the housing market is booming, 2020 was a phenomenal year in every regard, the biggest problem is not enough inventory, homes hit market, they hit their price, they sell for hire than their price. they're not even on a listing more than two weeks. so i think the trend is going to continue, will it be as robust as last year, 20% appreciation, i'm not sure about that, but it's going to be another phenomenal year for housing. with respect to interest rates and how it's impacted people, i think that the biggest secret during covid and the biggest stimulus package that homeowners a