Josh, why don't we start with you in the Dallas-Fort Worth Metroplex? What's working? What's not? How are deals getting done? What are you having to do to move transactions forward?

Sure, sure.

Well, first off, it's probably no secret as to what we're seeing in the market.

So I'm not going to touch on it, but not go into, you know, extensive discussion about it.

But obviously, pace is down here in DFW across all the builders.

A lot of times those sales paces have cut in half, sometimes more.

VDLs are up.

i would like we're going to start in dallas we're going to work our way down uh capital will be last and uh what is your predictions for the next 12 months in terms of your market or 18 if you want to go to 18.