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all right were ready to go Im Mike Ferrante with century 21 almost hour on the 21 my team and I have Tony Geraci on the call today he is broker/owner along with Brennan here at home Starr and Tony graciously sponsors this half-hour training every Tuesday 45 weeks out of the year just check the schedule or look for Tonys messages or our facebook posts if you want to know when these classes are going to be welcome Tony thanks for joining us again today well thank you very much Im very excited about the topic because fire presentation inspiring agencies are very important to to our business and every day at least once a day Im talking to nature and coaching them and how to get this done and Im very interested you know see your take and how do bees and what you feel get these dots so so thank were an invite again yeah yeah its its a struggle I know its a question I get all the time too and that and that is indeed the topic you know the buyers agency agreement why to use it and ho