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hey thanks Brian I appreciate this opportunity today its great to see everybody Ive met a lot of you at the previous classes and so its just great to join with you guys again here this morning and congrats done your guyss growth holy cow you guys are just not going to now - Parker these last couple years so thats fantastic Im going to start out and just give a one or two minute little history on purchase agreement so that we can all understand how weve arrived at this point where as Realtors we get these handy eight page documents plus amendments and all these kinds of things and this started out years ago in a battle between the National Association of Realtors as well as the Bar Association for attorneys and what happened was the attorneys filed a lawsuit against the National Association of Realtors and said hey your realtors are doing legal work and were the ones that prepare forms were the ones that do all this legal fancy mumbo-jumbo stuff and so what ended up happening as