cathy, to you, the numemers i a seoseng, housing prices up almo 11% year-over-year according to -ky schillerng in california flippers flipping homes at levels that rivl 2005. just how strong is this market? >> well, it depends on where yo are. in california it is hard to get a property, so you have to be careful you know what you're doing and are competing as companies who flip full-time. if you're trying to do it part-t sie it is going to be difficult. gerri: david, to you. i'm sorry. finish your thought. >> iricust want to say, lilac a real-estate, it's a long-term investment. if you can get a 6% reventrn ar better on their rent and all th sie, that is where you're gns ng to make the biggest bang for your buck. gerri: i like that. are your customers interested i playing this? what are you telling them about how to do it? >> from an affordable lease standpoints of the individual bunieng a home for themselves, uc today for the clients in price and the affordability fro the state point of financing, rates at below 4 percent of fantastic. from an investor's standpns nt think this is where ther