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I want to talk about the housing market I do not think the housing market will recover until 2025 best case and quite possibly and more likely 2026. so let me talk about what I think that is what that means to you and I and are there any things that we could do to maybe take advantage of this situation so first and foremost after the last 10 or 12 years the housing market existing home sales has averaged right around 6 million home transactions or housing transactions the market obviously changed last summer and we actually ended last year at 5 million roughly I believe this year 2023 were going to be at 4 million so the housing market is broken and the fact that rates are going up making affordability worse is actually going to break the market even more what do I mean by that the largest part of the housing market as someone who has studied it for 20 plus years is what is called the move up buyer its hey we just got married or whatever were going to buy this entry level home we a