Welcome to Elevate with Elsner. Join us for inspiring conversations with individuals who have transformed their lives and are making a difference through the work that they do. And now Welcome back to another episode of Elevate with Elsner. Here we are live and in person, uh, at the studio at RFC off Gannett, a lovely place, lovely, uh, coworking space. And somebody was, uh, kind enough to join me for the second time. I can't believe he came back. The man, the myth, the title legend knocks. What's going on my man? How you doing brother? Good. So tell me about, uh, you know, what, what challenges wins, um, things are we, uh, experiencing in the title market as you know, the, the headlines and rates and all this good stuff. You know, uh, it's been a relatively decent year. I'm not going to say it's been a great year. It's not been a terrible year. It's, it's kind of just right there as, I mean, I feel like the last couple, You know, you're getting along same with you guys, right? I mean, mainly it's like, Hey, we're, we're moving along. Things are going just fine, but we're not lighting it up and we're not losing our rear ends either. So I guess we'll take it. Um, right now we are starting to see a little uptick because the rates drop just low enough that there's some people that bought over the last couple of years that can come in and maybe, you know, pop that into straight down a point or two. And that, uh, that really helps us because like we've talked about in the previous episode, we. in my 20 years in this business, I don't recall there, well, and neither does my partners, that where we literally went from doing 25, 30% of our business in refis to zero almost for That is, I mean, yeah, I mean, that's gonna, you know, throw a wrench in there and you gotta figure out how to adapt, right? Yeah, I mean, luckily we've always been kind of, a very agent-centric purchase side of the business-centric kind of title company. And that's had a lot to do with the relationships like you guys at Worth Clark, et cetera, because we know that those are the kind of at-bats we'll continue to get as long as we treat everybody right in that environment. So it's helped a lot just to be on point Yeah, that's one thing you you've always done with integrity title is, you know, you held the integrity. I mean, you know, there's actual integrity behind the meaning. And, you know, you you show up, you help people, you know, you're right before we started recording this, you're helping somebody. So, you know, I think some people maybe think like, hey, Knox isn't a closer Knox, you know, might not touch all the files, but this guy, obviously he sees everything. He's kind of like the guy that just floats above the sky and looks down on everything. So, um, because you know, he's, he's putting out fires left and right for sure. And I would say I'm extremely grateful for integrity title for all they've done for us and continue to do for us, um, inside the real estate industry, whether it's, you know, we've had numerous title issues that they got to, you know, scramble at the last minute to get it done. They've had survey easement issues that we got to get their legal team involved to get something drafted so we can get to the closing table and not delay everything and not delay the movers. And it's similar to, I say like when you pick a lender, Your name is on the contract, not the lender. And same with the title company. Your name is on the contract, not the title company. So what I say to that is you got to choose wisely because they, just as much as the lender, just as much as the realtor, can also drop No doubt. And we're the last touch, generally speaking, that your clients get. It's one of my team and that's why our team is phenomenal. I said that I think in the last in the last recording that we did because they. It's like I gave my mom a handmade plaque years ago for like her 70th birthday or something and said, you know, everything I am, I owe to my mother, right, so to speak. Everything we are, we owe to our closing team. Because truthfully, if I can go out and help with the marketing team and bring in new agents and things like that, because that's what I as an owner like to do is be out and about and keep my finger on the pulse with you guys and that kind of thing. If I can't hand the ball off to somebody that's really effective in bringing that thing to closure, who gives a rip? You guys might think real highly of me like I do you, and we're obviously close personal friends, but who cares? If all your deals get chopped up at the end, you can't tolerate it, right? I mean, you're not gonna get referral business back. And that's the name of your whole deal is with your electronic media and all the huge influence that you've become in that environment. Doesn't matter, right? If we go to the closing table and that thing is blown up, it's No, you are exactly correct about, you know, you go to the closing table and it blows up, it's not going to last. And one thing, you know, that I feel like we never, unless it's some type of a rare issue that is out of your control or the seller or the buyer is having an issue, but we rarely have to delay closing. You're always scrambling. We got a date. We take our contract packets, we send them over to Integrity Title, and here's our contact. And honestly, if we don't have to reach out, we really don't, unless they reach out for something. But once we send it over, it's pretty much one of those things where we don't have to check up. Like you're saying on the paperwork, on where the title is, where it's just like, I expect to show up at the closing table or expect to have the settlement statement or whatnot, numbers, et cetera, survey ordered. It's always ordered. It's always double checked on who you want, which that's another big part. You don't think about like, Hey, you could just order a survey as a title company for somebody and say, Hey, let's go with this one. But, you know, you always let people cheat, right? Three, usually three different bids most of the time. And, and you let them, Hey, who do you want to go with? We always joke. We have one that will, you Right. So yeah, no, but like, yeah, exactly. So certain things like, like that, keep us, I think, as a well-oiled machine, having vendors, partners, people that truly care. Like you're saying, we're not just close friends. We're, you know, we are in business together in a way that, you know, we, yeah, we all have our weight to pull. We have to, um, support each other because that's the only way we get up and grow together. It's, it's kind of shoulder to shoulder. And I, I'm seeing that like with appraisers, like appraisers want to come out and start talking now. I've never gotten to talk to appraisers before. It was like Oz behind the curtain. I get it. I think we all are on the same team. We're all necessary and vital to get that deal closed and to protect your clients. That's what we've always really been. We pushed hard at Integrity and our other companies is You know, don't ever get jaded as closers or team that, okay, it's another widget, right? We got, we got 15 today. We just got to get through them all, which we do, but every single person that's in that, in that pipeline or are making probably the largest purchase of their lives. or one of them at the very least. And it's a huge deal to them. They're nervous. They don't do this every day. They don't know what it is we're doing for them. They don't know what they're signing half the time. So trying to explain that as much as possible. There's others that say, I don't care. Hurry up. Right? Let's get it done. I want to get out of here and get my moving truck in front of the house. That's fine too. But we try to make sure that everybody feels at least special when they're going through that with us. And so we do have offices. We've talked about this briefly off camera. You know that we, we really worked to ingrain in our offices now to make it more of an experience to your point earlier Blake, you know where they can have a complimentary beverage while they're towards the end of their closings we have TVs on the wall so the kids can color and watch while mom and dad are closing or whatever the case may be, we've tried to be cognizant of that because right now it matters more than maybe it used to, right? I mean, I don't personally go to my, choose my doctor based on what their office looks like, but at the same time, people remember that experience and they're going to be more likely to refer you as the agent most importantly, because that's generally speaking where we get our referrals from. because real estate agents are the primary referral source for title companies when it comes to purchasing business. But that's why we've tried really hard to make some of our closing areas more of an experience for people to come in and feel special and feel like that day wasn't just a conveyor belt, pushing Yeah, that's true. Every time I sit down at a closing table, it does feel like you are well, my clients are We got plenty more closings here. We hope. Yeah. Well, yeah, we all know it's it's, you know, it's ticked down a tad. But right. You know, as as they say, it comes in cycles. That's kind of titles turn into sales. You know, it's pretty much sales. Right. Yeah. So and I think another thing to touch on that you mentioned earlier, but we whenever we come out of during the pandemic, we had this really unexpected refinance, boom, right? So that's why so many people are sitting at between two and a half to 4% interest rates. And when they're humble in mid sevens, what the heck do they want to move or refi for? But what we see is now that we're seeing the rates drop a little bit, we are doing some more refinances, not a huge amount, but some. And it does, I hope, get some buyers off the fence, right? Like, I'm not gonna wait, wait, wait, wait, wait. They've come down enough. I can always refi later. There's inventory right now a little bit more than there has been as far as I've been told in the last year and a half. So get that done. But what we do see is that when people are going, as I call it, block five with their hair on fire, you're just refi, refi, refi, refi, and our production team, those are the people that do the service exams and do all the heavy lifting in the background to make sure that what you're getting is what you're getting then we're seeing more mistakes now because when people go fast and they get pressured to go real fast in their short staff there's there's going to be mistakes made unfortunately and and that's why it's our job we have between our companies we have more than one in-house counsel we have one that sits in our production department so that they can get an eye on things and get a jump on it before your clients even see it sometimes right when we've run that title but we're seeing a lot more of it. So I just say that because as a, I guess, as a PSA, be cognizant of using the right title company because catching those mistakes can really save your clients a huge headache downstream, or honestly, Oh yeah, we've had to go back to find a title company That's real fun, right? There's underwriters that aren't even in the business. Look at all the lenders that people went through locally that went through the downturn and don't exist anymore, but it's on their paper, but they don't know who bought them, who bought that book. Most people don't know. And it's usually one of the big guys that we can name that are more challenging sometimes to deal with because they've got so many loans they're Yeah, that is true. I find the title work, it's It's hard. It's not an easy job. I think if somebody, which we talked about, hey, I think we need to show some more content about what goes into the title process, because it's like you say, it's not easy. We don't have a lot of young up and coming closers that are coming out of college or even out of high school going, hey, I want to become a an escrow or a title agent or a closer or anything. So I think there's some, there's some room in that area where, you know, there's some people that probably would enjoy the title business as their job if they were educated a little more, maybe on it. And then also that can now educate their It's a great point. I mean, and we pay, I have, I have, daughters, three of them, one of which is adopted and she graduated and she's out in the work world and all that kind of thing. So I've got a pretty decent amount of experience of seeing what I've got two at Mizzou right now that are that we're churning through this program. But when they get out, seeing the kind of salaries they make for a lot of jobs, let's face it, it's not real commensurate with the amount of money either mom or dad or the loans they took out paid for to get that. And that's unfortunate. It's just the reality of it. And I know we're on a tangent here, but bringing it back, They go out and make a living doing something that's very noble, a teacher, whatever you want to say. And unfortunately, as we know, don't make right out of the gate a huge living, even though they deserve triple what they get paid. But we have, we pay really very competitively with 401k and full benefits packages. And we combine all of our entities to float up into one, um, you know, benefit program that does afford us ability to have a larger type of a benefit program or administer a better program for our employees than maybe one small title company or mom and pop type start shop. Nothing wrong with any of those by the way, but. We are very competitive in what we pay people. They can make a significant living and they can work for a really long time. We got people that have been with us from the very beginning, been there for 25, 26 years with our company. So I think we treat people right. And we'd love some young Yeah, that's right, Blake. Yeah. Reach out to me. We can, we can get you hooked up here and right. It's on the title class 101. I Yeah. Yeah, we'll figure it out. We'll train you. Right on. So what's going forward inside the title industry? What is, I guess you would say, I kind of joke that integrity, but then you also have like Knox. Knox is kind of his own brand, right? In a way, not his own brand. Maybe, because I have a weird name. You just, you, you, you have a brand, but then you have a bunch of bigger brands that you, you know, take control over. Um, so you're the face in a way of integrity title, I would say, um, the guy that connects with people. So what do you think, like, how, what do you think is like the number one success trait that you bring in order to say, Hey, Realtor, hey, you know, lender, anyone, hey, mister, hey, missus, close with us. Like, you know, we really want your business. And I think, like you said, there's certain things that already set you apart as a title company and what you do and how you, you know, handle certain things. And that's the biggest, obviously the biggest legality part is you got to have that part handled. And then the fun little, you know, having the beverages on the sides, just, just extra, right. But Some people they remember that stuff and so like going forward what what is nox hold for the future of title and integrity and where are we going great Rediscuss any of the stuff that i think really for me as a. as an individual and someone that's passionate about the title business and the real estate business overall, right? I mean, that's always been near and dear to my heart and been involved in that from when this kind of stuff was more of a side hustle before, um, you know, investing and stuff like that in the business itself. But I think as things move forward, I'm going to keep doing what I'm doing and we're going to try to recruit new talent. But as you and I also were talking about offline, um, We need to embrace, I think, AI. We really do. As they talk about that, or as it relates to how that goes into the back office piece, in other words, blockchaining, title, things like that, it's definitely something that's on our radar. I don't think it's going to happen and take away our livelihood in my lifetime. But at the same time, because of the fact that, Blake, as you know, you can start in blockchain something and say, from this point forward, we're good. all things being equal. The problem is they're never equal because we catch things that have been untitled for 20 years every day that some other title companies didn't or it wasn't there. Not to spite any other title company, it just wasn't available at the information they had when they did their search at the time they did it and now it's there and we still have to deal with it. But to your point again, I want to We need to attract young talent. We need to be relevant to younger individuals and educate them about what title insurance is and how they do have a choice. to make that choice. And like you mentioned earlier, they're starting to become cognizant of shopping for surveys and shopping for different things and title's one of those in there where they have every right to do that but most don't think anything about it, you know. They'll go out and shop their homeowner's insurance, they'll shop their auto insurance but they don't think anything about us because you only buy it once. But ours last the entire time they own the property and you only pay once. So it's a pretty good bargain, right? Compared to some So we need to make sure that we're staying on the forefront of that. And for me personally, it's just a matter of, you know, I'm not ready to get out of this rat race anytime soon. I enjoy it. I like the people that we work with every day. And I think that that me being able to continue to do that and keep the relationships that we have. We have those data resources that help people actually farm and prospect and get property information and things like that, that most other title companies, as far as I know, any in town offer. That's a great way for young agents to come out and say, hey, I really want to get in and break into this neighborhood, this. Well, we can provide you a lot of the information in there that tells you a lot more than just who they are. equity position, how long they've owned the house, who did the loan on the property, what their hobbies, a lot of stuff that helped them get out and cut their Yeah. And you're a dad, like you said, having three daughters, right? And two are at Mizzou, so he's not going anywhere anytime soon. We know that, right? Yeah. Hey, at least the football team is doing well. So yeah. So what, not to switch subjects, but since you are a dad, what, you know, what are your daughters studying? So Margo is my middle daughter. She's studying communications at this point. Meredith just started. So she is, um, business as you know, how that is all your freshmen and just joined her sorority and all that. Yeah. Business sounds good, dad, you know, okay. Um, but she's got a mind for it. She, she'd be good in that environment. And then Gabby's our oldest and Gabby's, uh, graduated and out in the work world now and doing her thing married. I can't believe I'm not nearly old enough to have a daughter that old everybody, but, um, uh, at the end of the day we do and love them the pieces. So that's their field of study and they're, they're all just getting after it, you know, just learning as they go. And it's been pretty fun experience. We'll be there this weekend celebrating. Some stuff with family weekend I think yeah, they they play uh football this weekend. They do. Yeah, Yeah, we got like every single weekend is a home game for like eight weeks straight or six weeks straight or something. It's insane. Wow. So you better, you better apply to integrity title today. So maybe you'd be lucky enough to wind yourself at a Mizzou game. There you go. How about that? That could be your signing bonus. Take you to a little Mizzou game in a Sprinter van. Boom. Right. Look at that. Sign me up. That's what I got to say, but no. So, so going forward with, you know, agents and what's kind of your, your strategy to, you know, obviously, agents are shrinking, the agent count shrinking. So you're just naturally losing some agents, right? So that means kind of, in a way, you have to pick up slack in a different space. Now, I think with AI, there's probably some ways that you could you know, take some tasks off of the plate of people that to where then I can focus on something else. And I think a lot of people do that. A lot of businesses are eventually going to adapt that stuff to where, um, it buys back a lot of their time and, and then it helps the, the real, real scholars just be able to focus on what they do best. And that's, you know, title work, closing, all that fun stuff that behind the scenes, which like I say, it is a very complicated, business. The title business, I joke like only because I've seen so much of the title world, it might be the most work for the least amount of pay out of any part of the real estate transaction, No, I don't disagree with that at all. Of course I wouldn't, but I mean, it really isn't. We probably have the thinnest margins. We have a lot of overhead, compliance, everything else that as you all know, lending all they're very much in the in the mix, you know, the Department of Insurance and then CFPB touches us and the lending and you guys, you know, all of that stuff is multifaceted now and faces all of our directions. So you can run but you can't hide. So obviously, what we want to do is make sure we're still providing the most coverage, the best value for what we do. And then like Lake and I have been working on a, I think we're going to embark on a relationship where we try to help explain that relevance in a more public facing way so that we can educate younger people and it doesn't matter. Actually, it doesn't matter how old you are. Most people don't know what title insurance is. Half of them don't. Most realtors don't. Exactly. No, you're right. They know kind of what it is, but they have no idea how to, digest it and explain it. And that's definitely not, you know me better than that, a poke at any realtor. That's because they trust us so much that I don't need to get in the weeds on that stuff. They go directly to them. They go directly to Knox's team and we kind of come out in the end and explain to them what we need to do and how we need to do it. And as long as it gets done, they don't care. We just want to make sure they do it the right way. There's a lot of companies out there on your end, on my end, on lending that we all know don't do it right. and the liability there for your client, because it's your client most of the time, like it's you as the realtor. You're the one that harvested that client. They trusted you enough for this huge purchase in their life. We are tertiary people in the background that are equally important, but they're your client. You pointed them at trusted resources, and I'm sure you'd give them options, but ultimately, it's nice when they choose the one they're used to working with because like you said, you know exactly who to call when there's an issue and hopefully there aren't any but if there are you know who to call and you know when to do it and you know you can reach me anytime. I think at the end of the day our job is to make sure that people understand what that is and why it's important but also not make it too important because they're already stressing about, I gotta buy furniture, I gotta, oh my god, I gotta do this, I gotta do that. You know like we don't want to make it a burden but we want to make sure they understand that we've got Yeah and that's true because like you say it doesn't it's, it's a bargain. It doesn't renew every year. And you in a way, like have to be like, if there's an issue in that company, like it's happened to us where we're going to close an integrity and we need something from a title company 20 years ago, and they're no longer around, there's nothing, no paperwork. And you're having to track things down and try to, you know, pull things from the County. I mean, it's just like, things are, It's hard when you're waiting on other people a lot. Most of the time, if we get our search exam done, we turn in what we call the commitment to you and your client. We're ready to go. We've done this, the heavy lifting. We may have some things to clear that we help clear. You know, it could be just finding out what subdivision indentures are, whatever the case may be, homeowners, this, that. We're tracking things down. We're getting releases on previous loans against that property on your behalf. That takes time because we're waiting on other people usually. So I guess the other part of this is that so many times I'll have people that are upset because things are taking too long and everybody wants to close right away and I don't blame them. I'm sure I would too. But at the end of the day, we're protecting them. We are, our job is really, like I always say, we're kind of in the closing room, we're referee between lending, title, and then the real estate piece of that, and then the municipality, whatever. We're just making sure that everybody does what they said they're supposed to do. That's what we do at the closing table, and we make sure that it ends up so every single person at that table knows that it was done right, and they can have a take a deep breath when they're done and go about their daily lives without having to look over their shoulder. And it sounds Yeah. And I think hopefully now with the whole, as the market kind of shifts, which I think it is, and we're starting to be able to do like simultaneous closes again, I think it gives you a little more hope where you get to sit down and you can actually go, wow, I can close on my house that I own and buy a new one on the same day now. Like I think the market is finally kind of, Shifting out, just like a house had 40 showings, they only had two offers. It's showing that, hey, people are a little more, I guess, not willing to take as big of a risk, which then tells you, okay, where is that going to lead the economy to our people? Is our price is going to come down in houses? I just think we don't have a crystal ball, obviously, but we're in this market every single day and we see what goes on and what doesn't. So I think just going forward, doing your homework, making sure that you have the proper title company and the proper closer because It is a big part. And I think if we don't think about it now, it'll get lost in the shuffle. I think just because everything... Buyers are becoming a lot more savvy. I don't think title is going to ever come down to people picking a title company over the price. I really As much as the people, I think that's what it's going to come down to because of the brand and how people just like to do business with people they know, like, and trust. And part of that is, good word, people don't ask me. They know, like, hey, Blake, if you send me an inspector, they're going to inspect the entire house. If you send me the title company, they're going to get it closed. And so people don't question what I do. which is good because then I have control over and I know what is going to happen. I know who's going to take control and who's going to get the files. And so that's a big part that I would never shop around. But in terms of telling people, oh, they're great people, they'll never drop the ball. That's a Yeah. And unfortunately, everybody drops the ball. You just hope it doesn't happen very often. And if it does, you make good on recovery, right? So, that's our biggest deal is if we make a mistake, own it, but come back out of it and knowing that we've got some kind of a solution to make it right. And it doesn't happen knock on wood very often, but at the same time, it does. We do a lot of closings and we've got offices kind of all over throughout Missouri, etc. It happens. You just can't Sometimes it's not your fault, but you got to own it because blaming somebody else doesn't do any good. Let's be honest, right? There's times when we're waiting on something from somebody else to your point earlier, and they're dragging their feet, but me throwing them under the bus isn't going to help me or you, right? But I do have to be honest sometimes. Well, we're waiting on, especially if it's a municipality or an entity that people understand, like we aren't that happens a lot. And a lot of these lenders and stuff that have acquired other lenders are now have a huge backlog of loans and things that they're trying to really digitize and make so that, I mean, there's a lot of hard files still out there in warehouses that people are literally trying to scan in so they can go view all this stuff online. And that's It's no easy process, man. It's that a lot. Yeah. Wait. So what is that? Warehouse is like old files. Now there's people that have old files that if you go back more than I think it's 20 years, whatever the, I don't know the statute, but there are files out there that have not been scanned in that are literally sitting in warehouses for lenders, et cetera, that are not digitized because well, they didn't have the ability to do so when they closed. So, um, It's crazy stuff. I mean, it's crazy, especially when you think about it. And the title side, when you when you look at municipalities, and especially if they're outside of the St. Louis metropolitan area, there are people actually have to go out and search microfiche at courthouses to do a title run. So think about that. I mean, that's a lot of work and it's a lot of time and we don't make a lot of money off of doing it. Um, but that's because that stuff has not been digitized. So, you know, that's, I, I could see a blow on your young mind over there. You're like, Whoa, Whoa. But that's the truth of the matter. And there's a lot of times that we still have to do that at lake of the Ozarks. Their stuff are not what we call a title plant, so it's all online. No, they have to physically go and do these searches, like you used to go to the library, Like Dewey Decimal and go in there and start looking for your library book, you know, and that stuff that they're doing in the courthouses right now. And it's unbelievable how some municipalities still, when it comes to just about a lot of things, really old properties in the city of St. Louis, 100 plus 150 year old properties, you know, there's a lot, a lot more that goes on behind the scenes that we're waiting on other people to provide us information for. Yeah. And you can't be, you can't turn around and be like, well, we're going to Good luck or charge the client. Yeah, no, no, exactly. That that's, that's tough. And. I never realized that that was, I guess when titles been So, uh, you know, some of the, we still get, I was just looking at one, not with, with one of our council, uh, a couple of weeks ago where the document was still handwritten. I mean, I'm telling you it's out there, man. It'll blow your mind, but that's how diligent we have to be. And that's why. blockchaining something out of the gate. We don't need to go down that road again because it sounds great, but blockchaining something out of the gate when it comes to what you're talking about, still having to search through. I don't know where the jumping off point is to make that ballot, but it'll happen. It'll happen and it probably should, but it's Well, any other, uh, I know, uh, this is our second time we've gotten, you know, dive into a little bit more of the world. Obviously you're in, I always tell people like you're not just in St. Louis, you got offices, like you said, at the Ozarks. Um, There's some of our tertiary companies, our sister companies, you know, we've got, uh, we're licensed in Missouri, Illinois, Kansas, Arkansas, Colorado, Florida. Uh, so, you know, we're, we're out there and, and different, different, uh, markets, things like that, that, that have helped us grow. And, uh, one of the things we decided to do during these, these. A little bit more lean times was, was to go out and expand a little bit when, when you had the time and Yeah, that was, that was smart. Yeah. I mean, that was smart to go out because. People, I feel like the most successful people are always making moves during like down times because those are the times to like shift your strategies, shift, you know, like you say, expand markets, like why you have that time to do that stuff before you start to get super busy again with, you know, a bunch of title work that, yeah, you find different, different ventures. And yeah, so if anybody's in those states, feel free to reach out to Knox and I'm sure he'll, point you in the right direction if you're in Colorado. I know I got buddies in Colorado. They're always closing on houses. Yeah, you bet. I don't get to hear from any of them, but again, as always, I look forward to hearing from anybody that might have heard this and wants to talk more about Tidal and the resources that we provide, but most importantly, appreciate you. and Yeah, absolutely. I love Integrity Title. I always will. I even hold the key up instead of our key sometimes, right? Integrity Title, the little plug. You get a hybrid with. Yeah, well, yeah. Or maybe just a little bigger key. Maybe just both of our keys are the size of an actual house key, I think. Yeah. Our picture keys. Yeah. So yeah, Noah, so any last final words? I know you're proud of your daughters, which is awesome. I know you got, oh, that's pretty crazy. I didn't know you had one married. That's a little scary. Yeah, Yeah, like I said, that's, it's, they're the best. They're the reason we all do what we're doing, right? That's the bottom line is, it's great. You know, you're proud of them. You want to spend as much time as possible. All of a sudden, everybody says, well, don't blink, you know, and they'll be, And I didn't, I mean, I thought I didn't, you know, I was present. I was here in town. I coached, I did all this stuff, but it still feels like you blinked. And then all of a sudden the babies are out of the nest, you know, but, um, that's why we're lucky. We're young enough that we can go and still have a lot of fun with them. So you don't have to twist our arm too much. I was just going to say, I think, uh, this weekend will Everyone seemed to turn out being fun for us. Right. Cause we're just. reliving our old college days ourselves and going out and having that time. So it's, it's a lot of fun. And as long as we're just fun enough that they will let us be around them, That's right. That's where I rode my kid's power wheels the other day. I was like, I go, gosh, this, this is really throwing me back. It's Not made for a 230 pound human. That's for sure. It made it to the park actually. You'd have to look at the reel. I bet. That's awesome. Yeah. So no, I appreciate Knox coming on here and spilling the title knowledge and giving us the lowdown of what's to come and how you're going to expand and continue to expand and connect with people. Because that's your bread and butter. You're very good at connecting with humans. You're very good at relating to humans. And that ultimately drives I appreciate it. That's what I'm all about. I mean, that's what I like to do. I love hearing what people are up to and their families and things like that. I don't Any excuse I can to go and help other people and be an ambassador for us and them, that's what it's all about. So thanks again. Absolutely. Hell yeah. I appreciate it. Once again, this was Knox with Integrity Title. Numerous other ventures. The guy, he's a wizard when it comes to title. He's also a wizard when it comes to connecting with other people. So if you want to connect, or if you simply want to look into a career in the title field, this is the guy to talk to. And maybe if you're lucky enough, he might just get to go to a Mizzou Tiger game. as a sign on bonus, if you're good enough, but you better step up to the plate. No doubt. They don't hire rookies. No. They'll train you, but you better be trainable. All right. Well, I appreciate it. Thanks for coming on here. Thanks brother. I appreciate you. Thanks so much for tuning into this episode. We sure do appreciate it. If you haven't done so already, make sure you're subscribed to the show wherever you consume podcasts. This way you'll get updates as new episodes become available. And if you feel so inclined, please leave us a review and tell your