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hey everybody its david and richard here we have a special guest on todays ask the broker show we have mark gonzalez with evergreen and um got excellent topic for you today to make your buyers offers more competitive in this certainly competitive market were very competitive so richard go ahead and get us going here well mark i want to ask you and then youre going to give us about this new program you have we want to know how this program is going to help our offers be better and help agents get their offer accepted where maybe they wouldnt have before so tell me a little bit about this program and were excited to hear about it so our cash-up program that we have to offer to our clients today is basically taking a client that is pre-approved that we just did the pre-approval line we send them through to underwriting and so when we send the client back to you theyre underwritten approved for the cash-up program and now you can write a cash offer on behalf of evergreen home loans