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hi this is James Inge and today Im gonna start with a quote an efficiency is a necessary condition for a superior investing you should limit your efforts to relatively inefficient markets where hard work and skill pay off best and this was by Howard Marks and I cant think of anything more inefficient than asset management or property management and that that is what leads the opportunities in multifamily real estate and in real estate in general and so that is what were going to talk about today so you know a lot of investors right now theres not a lot of transactions going on so theyre really focused on their collections theyre man managed properties that they managed today so thats what Im going to talk about Ive seen a lot of piells in my background so my background is I spent 10 years at GE Capital eight years as alone underwriter and then five years the past five years as mortgage broker underwriting over a hundred twenty-five multifamily loans and then also invested in