You’re attempting to purchase your first rental property, however you retain dropping out to consumers making money presents and waiving inspections. Are you doing one thing flawed? On this episode, we’ll present you discover extra offers, enhance your presents, and even be the primary one to the social gathering!
Welcome again to a different Rookie Reply! One of many greatest perks of actual property investing is the house fairness you construct by means of mortgage paydown—cash you should utilize to develop your actual property portfolio. However between cash-out refinancing, a house fairness line of credit score (HELOC), and promoting your property, what’s one of the best ways to tug your cash out? Ashley and Tony are right here to interrupt down your choices. Subsequent, we’ll focus on the very best properties to purchase with appreciation as your predominant purpose. Do you have to purchase the cheaper dwelling that wants renovations or the move-in-ready rental? Stick round as we examine these properties head-to-head!
Ashley :Okay you guys, let’s get your questions answered. I’m Ashley Care and I’m right here with Tony j Robinson
Tony:And welcome to the podcast the place each week, thrice every week, we carry you the inspiration, motivation, and tales you should hear to kickstart your make investments journey. Right this moment we’re diving again into the BiggerPockets kinds to get your questions answered. Now guys, the kinds are the very best place to rapidly get your whole actual property investing questions answered by tons of actual property investing consultants. So immediately we’re going to debate money out, refinance versus promoting. What’s only, what property kind will yield the very best appreciation and the place to search out your. Alright Ash, so what query do you bought pulled up for us?
Ashley :So I’m truly trying one about tapping into the fairness in your property. So this query is, I’m contemplating two choices for my property and would recognize some recommendation. So the primary choice is to do a money out refinance on the property after which promote, so the money out refinance to entry a number of the fairness, then promote the property to get the remaining fairness. Quantity two choice is promote the property instantly, skip the refinance and promote the property outright. My predominant issues are charges. Are there extra charges concerned with doing a money out refi after which promoting in comparison with simply promoting instantly. Subsequent is taxes. Might this technique assist in saving on taxes or would it not simply complicate issues subsequent, total value effectiveness, is there actually any monetary profit to taking this route or is it primarily the identical as simply promoting? Has anybody gone by means of this course of? Any insights or experiences could be vastly appreciated. Tony, do you wish to begin off with type of describing what a cashout refinance is?
Tony:Yeah, completely. And I suppose simply first, I don’t suppose we’ve answered lots of questions on the rookie reply and lots of ’em are usually type of the identical taste, however I don’t suppose we’ve ever heard one identical to this earlier than, so I’m excited to dive into this. However so money out, refinance versus promoting, proper? So when you’ve gotten a house, you construct up fairness over time your mortgage stability goes down, the worth of the property could improve, and the distinction between what the property is value and what your mortgage quantity is, what your debt stability is, is the fairness that you’ve got in that property. Now, there are just a few alternative ways to entry that fairness. The primary means is simply to promote it, proper? So that you promote the house and no matter quantity is left over after you pay your closing prices, your brokers and all these issues, you get to maintain no matter’s there, proper?
Tony:So that you promote it, repay your mortgage, repay your brokers at their closing prices. You get, that’s a technique. One other means is to do a money out. So a money out refinance is the place you change your present mortgage with a brand new mortgage for typically the next stability or perhaps you’re spreading it out over an extended time interval, however often if you wish to get money out, it’s going to be a barely greater stability. And then you definitely get to maintain the distinction between what the house is value and that mortgage stability. So the good thing about the money out refinance is that you simply nonetheless retain possession within the property, however you get to faucet into a few of that fairness. In order that’s what a money out refinance is. And I suppose the third choice that he didn’t point out on this query is only a dwelling fairness line of credit score and that just about operates like consider a giant bank card, nevertheless it’s secured by the fairness that’s within your house and charges are variable and also you solely pay for it when you’re truly utilizing it. So these are type of the three buckets. Promote refi, heloc.
Ashley :And I believe to type of state, one of many large variations between these paths apart from sustaining possession or promoting it’s that with the money out refinance, you’re tapping into that fairness and pulling that money and also you’re not taxed on that money as a result of it’s a mortgage technically the place when you promote the property, you will be taxed on the sale proceeds except you’ve owned the property and lived in it as your main residence for 2 out of the final 5 years, then it’s tax free, large profit to promote the property then not paying taxes on
Tony:That. I used to be simply going so as to add one different factor on the tax aspect ash, you would additionally 10 31 change the place you’re not essentially avoiding the taxes, however you’re considerably deferring these taxes to some later time limit, proper?
Ashley :Except it’s your main. Except
Tony:It’s your main.
Ashley :Okay, so let’s begin with the primary choice right here, doing the money out refinance, taking that fairness. So whenever you do a money out refinance, you’re going to have an appraisal executed or the financial institution goes to find out what the worth of your property is after which they’re going to mortgage you a sure proportion. So say they’re keen to do 80%, no matter your house is appraised at. Properly perhaps let’s simple for math for me, let’s say that property is valued at 100 thousand {dollars}, okay? And you’ve got a mortgage of $50,000 on it at the moment, and also you wish to faucet into that additional fairness, the financial institution says that we are going to lend you 80%, in order that’s 80,000 of 100 thousand. You at the moment have 50,000 mortgage, so the financial institution’s going to offer you that 80,000. 50,000 will go off to repay your present mortgage. Now you’ve gotten this new mortgage and you’ll pocket that 30,000 that continues to be minus closing prices and the charges precisely as he had put into his query that that may happen when you do do a money out refinance, when you go and promote the property, you promote it for 100 thousand when it’s valued at you’ve gotten the 50,000 whenever you go and promote it, you’re going to keep up 50,000 and repay your present mortgage of the 50,000 and also you’ll pay realtor charges and also you’ll pay some when you’re in a state that makes use of attorneys and then you definitely pay title charges and totally different prices like that regardless of which route will pop up for you.
Ashley :However that type of compares these two situations. So simply taking a look at this primary choice is when you’re going to go and do this money out refinance. Now whenever you go and promote the property, you’ve gotten a mortgage of 80,000, you’re going to get that 20,000 and also you’re simply going to need to repay that 80,000. So that you’re solely going to have the ability to take that $20,000 since you’re going to need to pay again that 80,000 that you simply simply borrowed from there. So I might say, for my part, not value doing, paying the closing prices, something like that, not doing each of these strategies, these methods without delay.
Tony:Yeah, I couldn’t agree with you extra, Ashley. I believe you probably did an outstanding job explaining type of the professionals and cons. I suppose perhaps if there was some form of quick money crunch the place it’s like, hey, I really want to get this money and the money out refinance goes to take 21 days the place a promoting would possibly take 60 to 90 days, no matter it could be, and I would like the money now, then perhaps you’re taking the hit. However except barring some quick time disaster, I couldn’t see a profit in doing the money out refinance after which promoting both. And I suppose it additionally goes again to the preliminary level that we made ash of like, Hey, what’s your motivation for doing this and the way a lot capital do you really need, proper? As a result of if you may get the capital that you simply want by doing a refi or heloc, then perhaps you don’t even must promote and you’ll hold the property, nonetheless get the capital that’s coming from it and nonetheless get entry to sufficient capital to go purchase your subsequent one. So don’t suppose that it’s a must to promote the property to get all of the fairness. There are different choices there as properly.
Ashley :And you’ll stack the money out, refinance and a line of credit score. So so long as your debt to earnings permits it, you possibly can truly go and do your refinance, money out, refinance, get that $80,000 after which some banks will lend you as much as 90% or 95% I’ve seen even with a line of credit score. So that you’d have your $80,000 mortgage after which that remaining, say they’ll do as much as 90,000, you would get a $10,000 line of credit score as a second lien in your property. So now you’ve acquired that 30,000 from doing the money out refinances money, after which you’ve gotten that 10,000 line of credit score obtainable to make use of too. And the road of credit score is sweet as a result of when you’re not utilizing it, you don’t have an instantaneous property, you’re not paying any curiosity on it. The place when you do the money out refinance, you might be paying month-to-month funds on it whether or not you might be utilizing that capital or not. So it’s positively some issues to consider there.
Tony:So guys, there are some choices for you when it comes to tapping into the fairness of an actual property property that you simply personal. However guys, keep tuned as a result of we’re going to search out out what property kind try to be specializing in for greatest appreciation proper after a phrase from immediately’s present sponsors. Alright guys, welcome again. So we acquired one other query pulled up for you right here, Ash, what are you taking a look at?
Ashley :So this one says Hello. I’m actively trying and placing presents for my first rental property. I simply noticed a townhome that I like from the seventies that wants some rehab and some blocks from it. There’s new growth providing, similar kind of models, a bit larger although, 10% dearer with supply lead instances of six months. My technique is long-term appreciation with break even cashflow for now no less than. So the query is what do you guys suppose is a greater funding long-term? So going into the seventies unit and performing some rehab, eliminating these shag carpets or is it going and buying the brand new construct and having that property for a long-term funding?
Tony:So a pair issues to I believe name out right here, proper? And it’s all the time good I believe to attempt to get as a lot context as we will. And typically I want we may have the individuals who ask these questions come onto the present so we may get the context. However I believe lots of it’ll come all the way down to what’s the acquisition value for every kind of property in relation to what it’s truly value. As a result of say you’re in a position to get this, let’s use spherical numbers right here, say that the seventies dwelling, as soon as it’s all mounted up, you’ve executed all of the repairs, it’s value $100,000, however say your value to buy it and to rehab is simply $50,000. So now you’ve acquired $50,000 in fairness constructed into that dwelling on the brand new construct, say perhaps that your preliminary buy worth is identical 100 thousand bucks and also you’re shopping for it for 100 thousand bucks the place you’re getting into this with no fairness and the way a lot time will it take so that you can type of meet that fifty can fairness that you simply began with the seventies construct? So I believe that’s most likely the primary query I wish to know, Ash is hey, what’s it going to value you to purchase and rehab that dwelling that’s constructed within the seventies? What are your ideas?
Ashley :I agree, and I believe an excellent start line is taking a look at these two totally different choices and actually simply mapping it out what it appears to be like like for you immediately. So like Tony mentioned, how a lot capital do you truly must get began into every of those properties? After which what does it appear like one 12 months down the highway? What does it appear like 5 years down the highway? What does it appear like 10 years down the highway for these properties? And see what’s going to really meet your purpose. And it’s nice that your purpose is long-term appreciation and you’ll break even with cashflow that’s great that you simply’ve already found what your why is and you should utilize that to make your determination based mostly off of those. And we’ve got within the parentheses it says for now, so I’m assuming afterward down the highway you want to have some cashflow into the property as a result of you possibly can improve the rental charges and your mortgage is being paid down and perhaps you possibly can refinance your mortgage to a long run afterward the place your month-to-month cost is much less.
Ashley :Or perhaps rates of interest will go down so many various situations, but additionally you possibly can play that into an element whenever you’re operating your numbers on every property. For me personally, I like doing the seventies and including some rehab, however since these are city properties that you simply’re taking a look at, there’s extra concerned that I might say. So that you wish to have a look at the HOA of every of those properties. Okay, so when was the final time any type of capital enhancements had been executed on the property? Will you be having an enormous expense on the seventies townhome? As a result of the HOA must have everyone put in cash to switch the roof, issues like that. What does it say about renting out the unit as a long-term rental when you determine to maneuver out or as a short-term rental when you determine to maneuver out. So I believe trying on the truth this can be a townhome, there’s different variables you need to have a look at too apart from simply the kind of property and use that as a consider your determination. Additionally,
Tony:One different factor that involves thoughts with the brand new construct, and Ashley, we did a podcast episode and I want I may consider the visitor identify off the highest of my thoughts, however perhaps we will discover him put within the present notes for you guys. However there was a visitor that we had on, and when you bear in mind, his total funding technique was shopping for new development as a main residence, however shopping for in that first section after which ready for the remainder of the event to be executed, after which he would simply go purchase within the first section some place else. And the rationale it labored guys, is as a result of when large subdivisions are being constructed, they don’t launch all of the properties at one time. They construct them in small teams of no matter, name it 10 to fifteen properties, and so they’ll launch ’em in a number of phases. However every time they launch a brand new section, usually in addition they barely improve the acquisition worth. So by the point you truly get to the top of that subdivision, you would see costs 100, $200,000 dearer than what to procure. So that could be a chance when you had been to perhaps purchase in that early section, maintain it for a short time, you would simply get appreciation simply by constructing out. However once more, that’d be very market dependent. Not each subdivision, not each new development buildout will function the identical means.
Ashley :We love speaking about actual property, we love answering questions like this with you all, and we’d adore it when you’d hit the observe button in your podcast app. Wherever you’re listening, we’re going to take a brief advert break and after we come again in our subsequent query, we’re going to focus on discover your first deal. Okay, so welcome again from our advert break. Thanks a lot for taking out the time to take a look at our present sponsors. So Tony, what query did you discover?
Tony:Alright, so right here’s a query I’ve been taking a look at and making presents on duplexes in single household properties for about six months now. This shall be my first property and I’m trying to do a home hack or discover a single household that wants some work in space of my metropolis. Now I’ve made about 10 presents in nearly each time I’ve been overwhelmed by an all money supply or somebody foregoing an inspection and shutting quicker than I’m keen to. Now, I do know 10 presents in six months isn’t a loopy quantity, however since that is my first property, I’m being slightly bit cautious. I’ve additionally just about completely discovered these properties by means of the MLS. For these of you who’ve executed one or a number of offers, how did you discover your first one? Is that this simply par for the course? Do I must decrease my requirements or tried to search out other ways to supply offers? Alright, there’s a bit to unpack there. Let’s perhaps first chunk it down right here, Ash, proper? Like 10 presents in six months. What are your ideas on that?
Ashley :I imply, I suppose the very first thing to have a look at is what market are you in? In case you are in a market the place there’s 10 or extra homes developing on the market each single day and there’s simply lots of properties try to be providing and extra when you’re investing tremendous rural the place there’s not lots of properties that suit your purchase field. In order that’s the very first thing I might have a look at is what number of properties are you truly analyzing? What number of properties are you taking a look at that suit your purchase field? I might say 10 presents in six months is just not a loopy quantity that you simply truly ought to be doing extra to get your first deal. As a result of keep in mind that an asking worth doesn’t imply that that’s the acquisition worth. So are there properties being listed that although the acquisition worth is a loopy quantity, that doesn’t imply which you can put in a low ball supply, which try to be doing?
Tony:Yeah, I couldn’t agree with you extra, Ashley. And I might say problem your self as the person who wrote this query. And actually to each rookie that’s listening, problem your self the place every single day for 30 days submit a proposal. And like Ashley mentioned, it doesn’t matter what the asking worth is, simply deal with what quantity truly makes probably the most sense for you and put that provide in. Do that each single day for 30 days. And I believe you’d be shocked at how many individuals are literally keen to barter on a few of these costs that you simply see. However we will’t be afraid of rejection on our presents as actual property buyers as a result of that’s par for the course is getting your presents rejected, proper?
Ashley :And take into consideration your purchase field too, of perhaps there’s something that you simply don’t wish to cope with in your purchase field as a result of you already know that it could be costly. The very first thing that involves thoughts is you desire a property with a storage. Okay, properly what when you began taking a look at properties and not using a storage and added within the rehab of including a storage to the property, or perhaps you desire a property with two bogs. What would it not value you so as to add a second rest room to a one bed room property? And simply creating your supply in order that you’ll be able to make the deal work, even when you’re going to need to put in additional capital or if you will need to make this modification, if you may get an enormous low cost on the property and be capable of have additional capital to now add that rest room, then that deal may give you the results you want. So begin fascinated with making presents that means as to how will you make a property suit your purchase field too? Yeah,
Tony:And really it jogs my memory of the episode we simply did with the Awesomes, proper? And so they talked about shopping for single household properties within the Pacific Northwest the place they’d take a 3 bed room and switch it right into a 9 bed room and that was the steps they wanted to take to essentially get the juice out of these offers. So yeah, I believe extra presents goes to be essential for you over these subsequent six months. Now the second a part of this query is for these of you who’ve executed no less than one deal, how did you discover that first one, proper? Do I must decrease my requirements or attempt to discover other ways to supply offers? I believe I’ll reply that first piece and we’ll return perhaps Ashley, to how we discovered our first offers. However do I must decrease my requirements? I don’t essentially need anybody listening to this podcast to decrease their requirements, however there’s a little bit of a balancing act between being lifelike and being too conservative.
Tony:And we don’t need you to swing the pendulum to date that you’re going to assume that the whole lot goes proper and that each one the celebrities are going to align. That is going to be a house run deal, and that’s the one means that it’s worthwhile for you. However we additionally don’t wish to swing the pendulum to date the opposite means the place it’s such as you’re solely considering worst case state of affairs each single time as a result of then nearly no deal goes to pencil out. So it’s a must to make some stage of educated guess round what is definitely the probably state of affairs.
Ashley :One other a part of this query that we didn’t reply but is how did you discover your first deal? So Tony, the place did you discover yours first? Your past love?
Tony:My very first one was proper off the MLS. It was a property that, yeah, it had been listed for some time. It was like a Fifties construct and actually had not been renovated or touched because the fifties. And we went in there, we acquired it a reduction, and we had been in a position to renovate it and put a tenant in there in about six months or so. So it was a extremely cool and stable first deal.
Ashley :What number of properties do you suppose you analyzed or put presents in earlier than you bought this primary one?
Tony:I couldn’t let you know, however I do know that I had analyzed sufficient to the place as quickly as I noticed that deal pop on-line, I used to be like, oh, this can be a good one. Earlier than I’d even analyze it, proper? I used to be actually hyper-focused on one zip code. I knew what the going rents had been in that zip code. I knew the common type of worth ranges that I used to be seeing. So I don’t know what the precise quantity was, nevertheless it was sufficient for me to know that zip code very intimately.
Ashley :I’m going to go towards the whole lot Tony simply mentioned. And my first property was the primary property I checked out, the primary property I analyzed, and it was additionally on the MLS. It was the primary one I checked out and we put a proposal in and I believe they countered and we counter again and there was slightly little bit of negotiating there and that was that first property. However the way you talked about you knew immediately this was an excellent deal. I didn’t. I used to be very nervous, I used to be very scared after I analyzed it. I forgot so as to add on snowplowing for the property and positively was an enormous studying expertise for me. I ended up figuring out, we ended up promoting it a few years in the past and made an excellent revenue on it. However I believe there’s so many ways in which your first deal can occur, but when it’s not taking place but, begin monitoring your presents, begin monitoring what’s working, what’s not working so far as getting offers.
Ashley :And a part of it might be have a look at your agent too. Are you getting offers proper once they’re coming available on the market? Is your agent providing you pocket listings in any respect the place you’re understanding about offers earlier than they’re truly going dwell on the MOS? So for instance, my agent, I’m promoting a triplex that I purchased in 2018 and earlier than my agent had even pushed dwell on it, she advised me simply you guys know I have already got two folks enthusiastic about taking a look at it as to she went to her contacts and type of put out these pocket listings, I suppose, and telling folks right here, I’ve this property if you’d like for St. Dibs at it as a result of I’m about to place it dwell. So have a look at who’s in your staff, your connections to and see how they will higher show you how to discover offers too.
Tony:I don’t suppose it’s a matter of decreasing your requirements, however I do suppose it’s a matter of creating certain that you simply’re not being too conservative whenever you’re operating your numbers and attempting to essentially again up what you’re feeling is a good supply based mostly on knowledge and never essentially simply the worry one different deal supply. And Ash and I are literally going to be doing an episode right here sooner or later about all of the alternative ways to supply offers as a brand new actual property investor. However one factor I wish to share with you guys proper now’s when you’re sourcing a deal otherwise you’re looking for offers off market, I believe probably the greatest locations to go is it’s like an area Fb group for actual property shopping for and promoting in your market. As a result of there are tons, and I’m in California, so we’re a much bigger market, however there are some teams with over 100 thousand folks in all of it about off market offers.
Tony:And simply go in there, publish your purchase field. You understand what your purchase field is, proper? You mentioned, Hey, I, I’m on the lookout for, you mentioned both duplexes or single household properties on this a part of city. Right here’s type of the value vary that I’m trying to keep inside. I need one thing that perhaps has the flexibility to pressure some appreciation and simply posting these teams and say, Hey, e-mail me right here, textual content me right here. When you acquired one thing that’s like that, and that’s perhaps how one can begin discovering a few of these different properties that on the MLS which you can perhaps get a greater shot at truly closing.
Ashley :And in addition too, when you’re not working with an agent the place you’re getting the emails on a regular basis, or perhaps nonetheless you might be, however taking a look at totally different itemizing web sites like landwatch.com. So on there you’ll discover properties that aren’t on Zillow or realtor.com, they’re simply listed on there. And in addition on Zillow, when you go to the filters and also you scroll down and ask you what number of bedrooms, issues like that, there’s truly two buttons. And one is by agent perhaps and one is by proprietor. And you’ll hit the by proprietor button and it’ll present you all of the individuals who paid to promote their home by proprietor to have it listed on Zillow as a result of you’ll not see these except you go and particularly hit that filter and you’ll’t see each on the similar time. At the least I haven’t discovered how. So go in and verify and look in your space as to these ones which are being bought by proprietor too. After which the Penny Saver, I don’t know if that’s an area factor, is that nationwide like a Penny Saver, however there’s prop folks will put their properties within the Penny Saver and Fb market, even look on Craigslist. All these items is simply these totally different web sites and type of construct from there. I suppose,
Tony:By the best way, I’ve not heard Penny Saver most likely since 1999, in order that was like a blast previously proper? Now,
Ashley :Right here’s a pen saver proper
Tony:Right here that’s hilarious.
Ashley :I actually simply pulled this out of the rubbish behind me, however I knew I had simply thrown it out. So there may be two properties on the market underneath the actual property part and one is a 3 mattress, two tub, the opposite one is a transformed two bed room and it provides all the knowledge on it. So there’s two properties proper
Tony:There. And you bought to think about that the extent of competitors for the Penny Saver listings might be rather less than the Zillows or the Redfin. So there’s some methods to get properties with rather less competitors. So going again to the query right here, once more, six months, 10 presents quantity is slightly bit low. So deal with growing the variety of offers that you simply’re analyzing. Give attention to growing the variety of presents you’re placing out and put the supply out no matter what the asking worth is, supply in at what quantity makes probably the most sense for you, anticipate lots of rejection, however no less than to that course of, you’re going to get extra assured in operating your numbers and submitting these presents. And who is aware of, perhaps there’s a vendor on the market that’s keen to barter and perhaps meet you within the center.
Ashley :And right here’s one thing that I believe might be a priority as to why you’re not placing in additional presents is you don’t wish to waste your agent’s time. And I fully get that as to having them fill out the contract, sending it to signal, after which they ship it to the itemizing agent. However you would ask your agent to simply do a verbal supply. And that’s what I do lots of the instances is say, you already know what? I do know this can be a low ball supply. Don’t waste your time filling out the contract. Really feel out the opposite agent how they really feel about that. And typically the agent will say, we’re not taking any presents till you place it within the contract. So then we go forward and do it. Or they’ll say, Nope, they don’t even wish to counter you. They’re insulted. Or they’ll say, you already know what? They’re going to speak about it and we’ll get again to you. So there’s so many various issues and also you don’t know till you truly ask. So having your brokers submit verbal presents too is an effective way to really feel it out as when you ought to waste your time and your brokers’ time placing a contract collectively too. I
Tony:Assume the opposite factor too is whenever you’re searching for brokers, simply allow them to know that you simply’re going to submit a excessive quantity of presents the place the bulk will most likely get rejected. I’ll ship a few of my brokers, particularly like within the markets the place we do lots of acquisition. I’ll ship ’em 10 presents and I’ll say, Hey, listed here are the presents, listed here are the phrases. Lemme know what they are saying. And so they’ll come again and say, Hey, Tony, these three acquired rejected, these three no responses. Two of ’em countered. One in every of ’em mentioned, by no means discuss to me once more. Proper? Regardless of the response is. However I believe when you set that expectation up entrance, it makes it simpler to observe by means of on getting these presents out. Okay.
Ashley :When you guys wish to get extra concerned in the actual property rookie group and discover offers and join with different buyers, ensure you head over to the BiggerPockets boards. You too can submit questions that could be performed right here on the actual property rookie reply episode, or you may get them answered by professional buyers, or additionally you possibly can relate to different rookie buyers within the boards. So ensure you go test it out. Thanks guys a lot for becoming a member of us. I’m Ashley. And he’s Tony. And we’ll see you guys subsequent time on the subsequent episode of Actual Property Rookie Reply.
Tony:This BiggerPockets podcast is produced by Daniel ti, edited by Exodus Media Copywriting by Calico Content material.
Ashley :I’m Ashley. He’s Tony, and you’ve got been listening to Actual Property Rookie.
Tony:And if you’d like your questions answered on the present, go to biggerpockets.com/reply.
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