I agree. I did it for the first time in 2020, and again in 2021 and it worked out well for me in both instances. But we have also all heard the horror stories. I think it's like anything else, you like to think the majority of people are good honest people but you're always going to have some bad apples out there. For me I'm old school and always like to talk to someone on the phone before getting too serious about buying something that isn't close to home. It's amazing how many times my gut feeling for a situation has changed one way or the other between an email or text message and a phone conversation.