 re-evaluating our survey stuff, waiting for, we're going to sit down and put a roadmap together. We're going to try to do some more efforts of trying to get out in front of these students at a younger age. So we have a lot of irons in the fire there that I'm excited to see where it ends up. Teddy, appreciate you. We'll talk soon. Yes, thanks, Bill. Joel Ingalls is the Home Builders President. Joel, good morning to you. Good morning, Phyllis.