Making Essentially The Most Of Dollars By Inside Real Estate

Have you ever seen those infomercials about buying houses with “No Money In?” They are really done well. They have all kinds of people offering great testimonials precisely how they have gotten rich, buying rental properties, with absolutely get out of those pocket. Notice this guy, standing on the street corner, talking to someone, the actual says, “I own that one,” pointing to an elegant colonial. “I also own that one next to it, and the one two doors down, and I’ll be closing close to the one directly across the street from it, next two or three.” He then assures us that he’s purchased 17 homes planet last eight or ten months, with zero money down to the properties. Plus, in many cases he’s also paid no closing costs.

Building codes and requirements can consist of state to state and preserving up with all of the them can be impossible. You should hire a St. Paul rental property management that’s aware amongst all the various building codes that apply towards the property. Local professional management companies remember that your investment is of major concern to you, and specific niche market it maintained in an effective way possible guard your invest in.

Yet my policy had always said, “This vehicle is driven more than 7,500 miles per current year.” The statement hides in plain sight, innocently hanging out at the base of one of my policy pages.

Who shall do the basic maintenance repairs,i.e. clogged sink or toilet, broken facet, doorknob ,window, electrical plug not working, etc. Will you do any basic fixes? If not, you’ll want to find handymen that won’t break the actual. How do you find using them?

If you’re intending to ski or snowboard, you are getting to need lift prices. Instead of coming out at the resort on and on into sticker shock at the prices posted over check in window, plan ahead. Tickets can be ordered online in advance at the lowest price. The multi-day tickets are approach bet. Along with your property management company and verify that they have discount lift tickets. Sometimes they will throw within a free day of skiing with lodging.

Home property management approximately taking proper the tenants needs and, if the manager isn’t owner, consumers they’re meeting the owners’ expectations. From my second example the salt water leaked towards the garage floor and rusted the warm water heater, which rusted through and failed a quarter or so later. About six months after how the bottom of this garage door became so rusty it started to fall through. I’m sure between the two problems my landlord spent at least $600, as he could have fixed it with each of plastic and adhesive. He could have prevented the extensive damage. It’s important for the non-owning home propety manager in no way let problems turn into bigger conditions. A well maintained house will generate the owner or home propety manager’s client more revenue.

Use headhunters. Entrepreneurs are independent thinkers. No question about that. However, they may have to rely on top of the expertise of others in this case.

In summary the tenants in a property are reasons for real market feedback and intelligence for sure estate agents and individuals or experienced traders. Respect them and the leads, the intelligence, and opportunities that you would like will flow your much.

Top 5 Ways To Prevent A Bad Property Manager

So, you are excited about selecting vacation to the beach paradise of Scarborough, but have you decided on what kind of accommodation you are going to with regard to? If this is your first time to Scarborough, you should know that options are aplenty here. In Sunset Coast, Scarborough is a few momemts away from the heart of city. A 20 minute drive will take you from the hustle and bustle of city life to a beach paradise where comfort and luxury combine to give you an experience with a lifetime! Just at behind beachside, there lie a number of cafes, hotels, apartment rentals, restaurants and so on. With a great deal of variety in place, it is not very difficult to find accommodation that fits your bill.

Checking to see if all the information is correct rrs incredibly crucial. Young couples a lot of cases of fraud and falsifying data. Property management companies know about these products. First time owners may not. The best way to handle for owners to deal this particular is find legal advice beforehand or get a propety manager understands all about how precisely the process works.

Ultimately, most desirable investment property is the an individual who will enhance most while not costing you an arm and leg end up being rented on the net. Getting a property upwards of speed may involve rehabbing it to offer it a whole lot code – adding up-to-date appliances of which sort of thing. It may involve completely new coat of paint, also getting gone some unwanted tenants. Exactly what the potential new owner end up being determine is, if the building’s are usually fixable.

Those are the reasons you will want to consider utilizing a rental property management. However, when you make the decision to use the services of a management company, you might want to do your research. It is important you are aware the questions that you might want to ask these types of make without the company who always be managing your own will handle everything in best way you can.

You end up being the worried over the damage pleasantly cause these people rent your home. While this can happen, it’s remember that industry has losses. This is why you check references and collect a security deposit. Noticed heard stories about failures from individuals who rented their homes. But, typically renters are wonderful. The most you’ll probably have to try to to is enjoy there and do some heavy cleaning when they leave. You can also hire a cleaning crew to bring this about for the public.

But if any in this sounds distasteful to you, you need to find an exceptional property management company to control the headaches for you will. It’s what they do. When acquire a professional company acquire care within the details, you relax again and concentrate on the an individual want to concentrate on.

If you rush your tenant screening, chances are higher might want to miss some red flags and transfer a bad tenant, that cost you much funds in the end.

In case you are in a real need money and do not have a time down the sink then others approach the big fishes looking out. Either may potentially just pay a visit to the big real estate investors in your area and gives your property or alternatively there are property-purchasing companies who would purchase home irrespective goods condition it’s in and would close the industry contract in not higher than a month.

The team and I feel very badly for the holiday property manager. Not only has she been the victim of a criminal offense and her property destroyed but is actually feeling too little of trust towards another human being. Hopefully she can for you to trust back again. We feel deeply for her own. The other point I intend to make is that there is a significant difference between trip rentals transaction of this nature and “timeshare” vacation rentals. Renting a private residence from someone and renting a professionally managed timeshare from someone is vastly different numerous standpoints. Timeshares are not only bigger in proportion and along with more amenities but they’ve got an extra layer of security included; that’s vital for both get togethers.

Contact lots of different companies and look at the process with all of them. It requires an involving work to be able to a good property manager, but really important appear until you discover the best one. Do your research and you’ll avoid falling into the trap of deciding on a bad property manager to bye for now of your real estate properties.

4 Solutions To Avoid Getting Burned In A Collapsing Real Estate Market

Property management is hard. Usually it will become a pain sensation. If you own a very creative property like duplex or multi-family suits, you can develop into worried up to a lot of things related to it.

When evaluating commercial property there are a couple approaches such when compared to the income capitalization approach or comparable sales approach. If dealing with a short sale the bank will order the appraisal when in serious arrears. If your not along with a short sale, find a MAI appraiser and see if they supply you purchase idea.

The factor you ought to maintain is the inside of the house. Conduct an inspection and repair at least 2 times a month so to monitor making a fleet of and equipment in the game. If your rental property includes appliances like air conditioner, heater, and plumber, it vital to check them from time to time so it would not have serious damages. Additionally you can offer your tenants a manufacturer’s warranty plan on all the appliances, facility, and equipment therein in order that they will even be held the boss of what contain done.

Say your dwelling is now vacant. Each and every day that property is vacant, it costing you potential money you become earning with the wine being fulfilled. So you rush and search for the tenant who will move their quickest to save you some money, but that wouldn’t normally always end up being a good facet.

Put new management in place: In case you buy a distressed property that has a 70% occupancy rate possesses an existing manager, the first one thing you want to do is fire the manager while he probably has bad actions. If you are excited about what happen to be doing, weight are not healthy to put new guidelines in put in. Clean house and replace the propety manager because at this point the action to raising rents and increasing the occupancy.

Those will be reasons you will want to consider employing a rental property management. However, when help to make the decision to use the services of a management company, you ought to do your homework. It is important that you are aware the questions that you must ask these types of make sure that the company who are going to managing your personal home will handle everything planet best way you can.

Ultimately, most desirable investment property is the person that will take the most without the need of costing an arm together with leg to rented for. Getting a property upwards of speed may involve rehabbing it to make it doing code – adding up-to-date appliances of which sort of thing. It may involve a better coat of paint, as well as getting associated with some unwanted tenants. Exactly what the potential new owner provides determine is, if the building’s problems are fixable.

The best part of it all, you use a property management company is actually not just like receiving that hefty sign up the mail every month without you having to complete anything. Most property management companies also will pay your mortgage to make sure clientele are being fully off the beaten track.

Knowing ideal for realistically afford is important. You should budget twenty five to 35 percent of one’s income towards your housing expenses. Many rental agencies require that you earn at least three times the regarding the mortgage payments. If your rent payment is exactly three times the amount you earn, be careful that you do not overextend your own circumstances.

Many individuals are being taken by these scams. Are you able to imagine having mailed off security deposit monies, packing your belongings up subsequently jumping in your car start an exciting move into the new family. You get there, unload your goods and furnishings, and sit down for a quick minute to nap. The doorbell rings you go to solve it. Some guy appears and he is not happy! It’s real who owns the property asking exactly what the hell you’re doing in their property. Assume it can’t happen for you. This scene is being played out all across America. Be vigilant. Your own time, the house hunting seriously, and very precautionary while seeking a new place to live. Always remember to use aged “sniff test”. If something looks or sounds too good to be true, it likely is.

6 Tips For Choosing A Property Management Company

We counseled me brought up in a given ways. Adults telling us how need to live our life, the way we should behave in public or what profession should we take on when we grow up.

There are serious problems with overpricing. On the way fewer visible. Let’s face it, agents in order to be show, and buyers wish to see homes that good gives. With today’s technology, agents setting up their buyers in a computerized search where their criteria are looking for area, price and other wants. You’d like a new listing hits the multiple listing service every buyer that is interested in a real estate in your area and price will to have an instant e-mail with the home. The listings then feed out to dozens of other search engines world thick. While in the past prior versions take some time to get maximum exposure, it now takes minutes. For people with few or no showing during to begin with 30 days, that is market advice.

The apartment was a wreck. I’ve been in the cleaning industry for many a very long time. And it never ceases to amaze me how inconsiderate and downright destructive people can be with property that doesn’t belong inside. In this apartment, the last tenants had really outdone themselves: Spills and stains abounded. Accomplishments places, you couldn’t even tell what color the flying rug was. It so bad, the propety manager had referred to as owners condition expertise that carpeting would most likely have always be replaced. hints that unhealthy.

There are plenty of questions you may need to ask based on the particular property and individual reasons needs. Actually have a fewer misunderstandings when i hear you ask questions in the beginning. Real estate investing is really a less stressful with good rental property management plan.

If you decide to sell your UK property or you have significant savings – what currency do preference . – euro or sterling? If it is sterling and definitely will regularly require euros, then bear in their mind the fluctuation in fx rates. Using a currency broker instead of a high-street bank could save you lots. Currency broker rates are much more competitive than banks.

I experienced relatives with rental properties and commonly hear the problem reports that come with being a landlord, is actually why one from the reasons that i have didn’t have the desire to go into real estate investing. The audience that Great has quite property management company permits take good care of everything you. What a great deal for others.

Find an expert that are designed for your book keeping. Bookkeeping work is tedious and involve but essential any kind of business. Since, it may be the only measure of how you are doing. Thus, an agency that features the skills or has another kid that can collect the rent and present the financial statements in micro niche espionage reviewed manner precisely what you appear for.

Hopefully, as you look regarding your good property manager, you should use these inquiries to narrow your pursuit. They should aid you in figuring out which clients are right anyone personally and your rental apartment.

7 Techniques To Successful Marketplace Investing

I recently walked the court along with a client following a trial. Although we had won, my client was shaking his head in self-blame, interrogating himself about why he had ever rented to this tenant. Although my client’s ordeal was largely over-we had obtained judgment on the tenant for possession and $8,000.00 in rent, costs, and attorney’s fees-the judgment was not true much a stride of victory as it was a way of measuring loss, a public reminder of the amount my client had allowed a bad tenant to get into him, how much he was now the pocket for subsidizing the living expense and broken promises on a liar.

Of course you possess a part in rental property management beyond collecting rent and consumers the tenant follows laws. You have to be around to all the best of any repairs, whether you do them yourself or call in a professional. You need to be on top of tenant complaints and repair issues an individual won’t be seeing them stay for too long. Beyond issues in separate apartments, you preferably should routinely clean common areas, take proper landscaping, be on top of water, heat and air systems to get proper repair off the generating.

Say your dwelling is now vacant. Every single day that property is vacant, is actually always costing you potential money you could earning making use of being packed with. So you rush and choose the tenant who will move all of the quickest in order to you some money, but that wouldn’t normally always taken into consideration good thing.

Many homeowners and landlord fall into this trap and side with them and also them an escape. This is an immense no-no, as they definitely will set out to take advantage of you.

For example, in his book Ken McElroy within the book “The ABCs of Investing,” writes about one who purchased a property without ever visiting the site, and found himself saddled with some tenants have been not just bad. These people were toxic. The building was within a poor associated with the city in the fact that the owner shouldn’t ever have purchased a property. Using the time two-way radio around to contracting Ken’s property management company, he’d already lost a loads of potential rental income due to delinquency.

Long term versus growing process leases is a lot like that old argument of risk versus reward. Short leases provide higher highs and lower lows, while long term leases really are a moderate investment path really should provide consistent, average proceeds. The question is what the owners’ goals and needs are and this can certainly change frequently during the connection with the propety manager.

It didn’t take long for me to notice that this wasn’t any way to generate money in marketplace. Consequently, I got rid these houses as soon as I possibly could. There were plenty of buyers, prepared take over my headaches, because they’d the power to make it work, they reckoned.

The same is true in real estate market. When consumer confidence is down and doom and gloom is your past media, look around. Is it time to follow the crowd and purchase gold, or zig when they zag and buying real est?

Luggage shipping services can make up your luggage, ship it into their warehouse for your vacation location, and deliver it into your rental relating to your date of arrival. They will also turn back process to obtain your luggage back abode. The cost of these services is often on par with the fees you would pay on the airlines for excess and oversize suitcase. Traveling with only a carryon will streamline your experience at the airports.

With a little diligence and detailed record-keeping, you can look after yourself from dodgy and/or lazy landlords and property managers a person don’t are unfortunate enough to come across them.

Rental Homes: Finding A Wonderful Place To Live

Renting a house is a crucial commitment. Tend to be signing a lease demands you to repay every month for real estate that you will not get to hold. It is therefore a choice to be as started up as possible, to take you the best value for money from your lease, as well as not end up living in something that isn’t suitable in the needs, or perhaps is heavily overvalued. Millions of tennants each year pay more for home than involved with worth, or live somewhere that won’t really service their demands. How can we avoid this unique? This article takes a look a few point of the things you can do, as a potential tennant, to successfully get value for money, and choose the best property you r.

Talk for your tenants, and resolve any meaningful complaints as quickly as most likely. The longer they stay, the a shorter period you spend with empty condos. If they want cheaper rent, inform them what others charge, and you are competitively priced. But if they want a new carport plus they are willing to repay an a bit more per month for it, run tinier businesses. You might increase your income and have happier apartment renter’s.

Ultimately, the most beneficial investment rentals are the one that will make the most though not costing an arm including leg end up being rented out side. Getting a property almost speed may involve rehabbing it develop it nearly code – adding up-to-date appliances and that sort of thing. It may involve completely new coat of paint, or even getting rid of some unwanted tenants. Exactly what the potential new owner in order to determine is, if the building’s are usually fixable.

You need to speak for the owner and enquire of him because of the items I mentioned above because the owner could be the only one that can negotiate and a person the real answers from the horse’s jaws.

What you are looking for in completing this task are issues that that impact occupancy, risk, and profits. The landlord and the tenant will affected differently and will place their own priorities onto the lease. The propety manager may be the person that has to be on surface of the lease in all respects.

Those the actual reasons you should consider utilizing a rental property management. However, when you are the decision to use a management company, you’ll want to do your research. It is important that you are aware the questions that you must ask the actual make confident that the company who is actually going to managing your home will handle everything typically the best way possible.

Most of all, make an attempt to keep an open mind and never get yourself worked up when things go wrong, as they will when you could have tenants. Content articles do your homework, you can do avoid several the circumstances can occur to investors.

A LICENSE: the company you hire should like a licensed property management company. Ask about professional memberships as properly. For instance, real estate agent members within the National Association of Home Managers?

Being a landlord is active projects. You have to market the house and locate a tenant advance. And then experience to monitor the house for any repairs and take messages or calls whenever something breaks. As well as forget collecting rent.

Now my long winded tale incorporates a point. Written there is justice. Has actually laws which usually are supposed defend everyone legal rights. In reality the indegent have no real rights. There are times our economic and justice system decides to throw them some crumbs. I’d like to see justice consistently for all Americans. All justice, here where I live draws on color, economic status and geographical location in real life. A socialist bent in our political system just might give a handful of us a fighting chance at a nice life.

Why Need To Have To A Property Management Company

Real estate has are a very attractive arena of investment for investors particularly the time of recession. The values are tumbling down and the market for foreclosures is expanding each day. But investing in marketplace can be quite tricky. Different steps are necessary to be taken before even starting full process. This read will act to be a crash course for refreshers or newcomers in the area.

As any well run property management company knows, record keeping is an essential. You have to keep all communication you have had with your renters on record. Every thing has to be dated. Each morning worse case scenario of going to court for an eviction, this may be essential. As hard as it sounds, make a difference what meals and drinks is, as soon as the tenant missed a payment, a letter should be mailed to the renter. The letter should have a late fee attached. Be firm on morrison a pardon charge. It’s a great incentive to stop them from being late again. For anyone who is a landlord, you should arrange when using the property manager that a person receive to keep a late penalties. This will keep them from letting the rent go a various day and they can collect the purchase. You want to positive that than ever before keeps the “I should pay on time” mentality.

First, you should lay out your goals. Just what you expect to accomplish by buying your first property? Do you think you as well expand beyond that? What about dealing with owners of the house? Should I hire a rental property management to take care of things?

Obviously, the ideal situation is usually purchase a property for cash and then begin quickly. At that point, all the cash you received, minus operating expenses, very well be yours to take. Eventually this recurrent revenue would exceed your initial investment and you must really be described as happy person.

Checking to determine if all the details are correct is really crucial. Finances a regarding cases of fraud and falsifying details. Property management companies know these challenges. First time owners may not be. The best way to deal for proprietors to deal with this is find legal advice beforehand or get a propety manager who knows all on the way the process works.

If you are being charged for snow removal, examine the weather as well as make sure it actually snowed tomorrow. If you are being charged for repairs, get receipts or photographs of the repairs.

One of the more indispensable associated with these software applications is astounding to display unlimited record. Obviously, larger data bases will cost more, within the can be extremely helpful if you mange several large processes. When it comes to organizing you inventory, this can be used data space to record small details about the rental properties available. New customers will have instant and accurate about the form of apartments include open, and never having to wait you’ll be able to figure versus eachother on your.

You understand it even better to approach a homeowner in host to a signature property. The chances of getting the apartments tend to be responsible for much higher for we. Here is a thing of caution call. Don’t leave using a look or image much more in financial disaster. This could damage your only chance. An individual the opportunity convince the landowner that offers you option to create a new life leaving behind all the errors. Need to have be smart at drinks . time to address them.

Property Management Issue – Hire A Property Management Company

The significant advances in technology have made looking for almost any prospective new place to imagine almost too easy. Our society has choose to come to expect so you can complete tasks in very quick fashion, and technology means that. Nowadays you can go online, peruse rental property listings, examine images of prospective properties, immediately apply online for those that interest you, and whammy, you’re operational.all without having to leave your at home! Unfortunately, that quick and easy use of information has also created a target for thieves to really benefit from. Our own urgency in wanting to wrap up what for most have become mundane tasks (hunting for just about any new home) doesn’t help. You put these two elements together and there’s bound to get trouble.

Another issue that in order to aware of is banking. Some problems would definitely crop up. Electrical and plumbing problems are very common and if any such issue arises, you always be be prepared to respond ideal. If you tend to manage your accommodation by yourself, you must be able to make spot move as you desire even whether it is 3 in the morning. One does have a home management using you, you will rest easy knowing right now there will be a person who would handle such issues whether or not you are busy.

A local St. Paul rental property management will either have its own staff of maintenance personnel or are aware local contractor they using. No matter how much people so want to think otherwise, it greatest for to enhance the spot supervision for quality and safety standards are located. There is always a chance that someone will you will need to cut corners to help the bank balance if they aren’t limited properly followed.

If you’re to sell your UK property a person have significant savings – what currency do physical training – euro or sterling? If pick the exercise sterling and often will regularly require euros, then bear at the fluctuation in fx rates. Using a currency broker instead of a local shops bank conserve you you tends of thousands. Currency broker rates tough more competitive than consumer banking companies.

There are often a multitude of ways to make buying a second home enjoy this work. Just one of the more obvious of these is to buy a house with multiple rooms and rent the extra rooms to other students to pay extra for the associated with the finance. The result? You conscious that your child isn’t in squalor as they simply attend classes and both break-even or make a fortune on the rent. Whenever your child graduates, you can continue to rent the property out to students, get yourself a property management company manage the details, sell house altogether, or officially hand the house over to your son or daughter.

The same is true in the real estate market. When consumer confidence is down and doom and gloom is on media, about. Is it time to stick to the crowd and buy gold, or zig once they zag and buy real properties?

When investigating a property for rental income you would like to know all that may be important to buy your property and to have onto it afterwards. You will need to possess a mortgage company, real estate agent, lawyer, accountant, banker, plumber, electrician, and propety manager. These people will become your team. Now you need recognize how much can you buy? Do you possess a down receipt? Can you get approved for a mortgage? Most people could approved for their mortgage on 1-3 rental houses. There after you will require to find joint venture partners to assist you establish your real estate empire.

Do you’re aware to evict a tenant if they do not pay their rent period? It is different in every state and again, numerous online resources to an individual to through this process, but you must be able to take a great stance through the matter.

No question that will be a difficult time to look for a job. For people who have been did doing the hiring, however now have in order to become doing the looking, attracting your ex a real challenge.

6 Approaches To Choosing A Property Management Company

Maybe recommended noticed that the lease is coming to and end. If you signed a 6 month lease, time will surely fly caused by. Now you will have some decision to make and they are giong important ones. We have listed your apartment lease options. So read as well as follow suggestions as these which assist you to decide what you do following this.

Flexibility with regards to to anything between the investor and also the company is very important. Some rental managers would insist that the landlord pay for all services yet offering. This is simply not exactly most beneficial move to investor that wants to spend less and see more profit for their business. When the landlord is designed for some of your management duties, it is a good idea that it doesn’t include such service to the package. Any rental property management company that enables this kind of flexibility is really a good someone to work accompanied by.

Another issue that you’ll want to be aware of is financial. Some problems would definitely take place. Electrical and plumbing problems are very common and if any such issue arises, you to help be for you to respond spontaneously. If you tend to manage your rental by yourself, you always be be in the make correct way move if required even this is 3 in the morning. An individual are have home management using you, may get rest easy knowing that there will be someone who would handle such issues regardless if you are busy.

Two among these entrepreneurs were in variety business. One owned a painting company and one other a small general contracting company. Both have had to lay off workers and became job seekers themselves. One owner associated with the adult day care facility is considering selling his building, at a loss of profits no less, and operating his business from his home, where his 19-year old assistance with clients as he seeks on a night professional. Another, a propety manager, is not able to find renters and are required to now himself find a job to augment his investment property home loan repayments. These may be a few. Several others along with think this phenomenon is limited to sole proprietors either.

First, you ought to lay out of goals. How can you you expect to accomplish by getting your first property? Do you consider you evaluations expand after that you will? What about dealing with property owners? Should I hire a rental property management to take care of things?

There are many different website that list homes for rent by the owners. Also use your local newspapers, community bulletins, numerous. You many find that this is the very simple process. Not providing a credit report and researching someone who won’t request one could be time consuming and stressful to tell the truth. Know what’s in relation to your credit report so you could potentially start even worse the necessary adjustment and corrections develop your credit profile so you can ultimately get to be able to prime popularity.

So a person found real estate. Is it selling for correct way price? Are you able to find renters for this manner of property or home? And then rent it out for the actual cost you must at least break moreover.

My curiosity piqued, I did so my own superficial criminal record check on the tenant and found that, since 1995, certain tenant had amassed six eviction judgments in his real name and two more under an assumed name, an utter of eight evictions in exactly fifteen extended. So how did this tenant-from-hell wind up in my client’s rental? The need to ask the real question is even more confounding 1 set of muscles considers how the rental would be a new build, a four-bedroom house, rental price $3,200/ month, nice neighborhood, potential job place a large number of qualified applicants would be glad to call to your home. My client didn’t need our bodies. What was the reason, then, that my client’s suite became home to The Convict and Serial Evictee?

While or even plenty of things you have to take good care of like a full time landlord, it can be not all bad. Lot several simple things part of managing a rental property can can action. But the secret is that you’ll want to make positive that you is designed for the primary things a person can need attempt and do as a landlord.

Make confident you explain your policy on fixing or painting in lieu of rent payment. I personally can’t stand to mix the two different. In other words, I may allow a tenant to paint or fix something, even so would rather reimburse them for paint or their services as opposed to taking nicely the rent payment. I know this is basically the same, it will makes your accounting harder to reduce rent that gives too much incentive for tenants arrive up with unique approaches to make improvements instead to pay the full rent. Also, it’s an incredible idea to want all improvements to be approved ahead of one’s and on paper.