tim mayopoulos is the president, former ceo of fannie mae. thank you for being with us. thank you for having me. amanda: let's start with the health of the consumer, health of the market. rates have been low for long. there has been this perennial sense that at some point they turn higher. of course, you can grow old waiting for that to happen. what is your outlook for where the market goes from here? tim: interest rates go up and down, these things are difficult to predict with great accuracy. the reality remains, this is a favorable interest rate environment for consumers. anybody who can refinance should be refinancing because it's a great time. these are historically low rates. kailey: you have processed 1.4 trillion dollars worth of mortgages in 2020. how is 2021 shaping up? tim: really well. mortgage volume will go up and down with interest rates, and that is just fine. the thing we are focused on, the opportunity in front of us is around that secular trend toward digitization. everything in banking has been paper driven, laborious processes. at blend, we are a pla