Olmypia Schools Rental

Large 2400 sq.ft. home with 3 beds + optional 4th bedroom/Bonus room 

in Olympia School District.

2306 Whitmore Dr SE , Olympia, WA 98501

• Two story 3 bedroom plus extra large bonus room or optional 4th bedroom with 2.5 bathrooms.
• Kitchen with walk-in pantry and granite center island, breakfast bar, electric range with double oven, refrigerator, dishwasher. 
• Living room with gas fireplace. 
• Master bedroom with walk in closet and 5 piece bath. 
• Utility room with washer/dryer - owner does not maintain, repair or replace. 
• Hardwood floors throughout main floor of home. Recessed lights, ceiling fans and 6 panel wood doors. Gas forced air heating, on city water and sewer. 
• 2400 sq. ft built in 2010. Fenced back yard with patio and out building. 2 car garage. 
• Olympia School District E:Pioneer M:Washington H:Capital.

NO PETS - NOT Negotiable. We do not acceptcomprehensive reusable tenant screening reports. Call 360-528-3447 to schedule an appointment to view this home. lookforrentalhomes.com

Homes For Rent

Looking for a rental home? Maybe you don't know where to look...

Re/Max Parkside Property Management has you covered. 

Rental Homes have been renting quicker than ever, so we allow you to apply online. You can also come on in or give us a call. We may have something opening up in the future that will suit you better. 

Go To: lookforrentalhomes.com 

 

1664 Ridgeview Loop Sw, Olympia, WA 98512

There you will find homes to rent in Thurston County. Including cities; Olympia, Lacey, Tumwater, Yelm, Tenino, Rainier, Rochester, and Shelton. 

GET MORE FOR YOUR HOME

DID YOU KNOW, The price of a typical home sold by owners is less than one sold with the HELP of a REALTOR^® (according to a survey by the National Association of REALTORS^®). 

Ask a REALTOR® - Buying or Selling a Home: Don't Go it Alone

by Karen Schweinfurth | Jul 27, 2016

A hot housing market does not make buying or selling a home any easier. In many ways, it makes it more complicated. At the peak of this home buying season, the pent-up demand and low housing inventory have resulted in a lively competition between buyers. It is why it is even more essential to have a REALTOR® in your corner.

---

Nearly 90 percent of both home buyers and sellers rely on the expertise of a REALTOR^®. There are plenty of good reasons why, in any market.

The price of a typical home sold by owners is less than one sold with the help of a REALTOR^®, according to a survey by the National Association of REALTORS^®. In the same survey, sellers who chose to “go it alone” responded that their most difficult tasks were understanding and dealing with all the paperwork and selling their home within the planned length of time.

We consult professionals on health issues, legal matters and many other major life decisions. It should be no different when buying or selling a home. We need top professional advice to handle the largest financial investment most of us make in a lifetime.

As trusted advisors, REALTORS^® help minimize risks and maximize success with:

1. Negotiations – Any time you buy or sell a home, there will be negotiations. But high level skills are needed in today’s housing market. Negotiations can get complicated and even emotional. With the aid of your REALTOR^®, you can make sound, objective and well-informed decisions.
2. 24/7 Dedication – It takes time to search for a home or to sell one successfully. That’s time you may not have or that you could waste in dead ends or harmful mistakes. Nothing comes close to a REALTOR'S^® knowledge of the community, its neighborhoods and the local market.
3. Navigating the Process – Your REALTOR^® will do a comparative analysis on your home to ensure the price is right—not too high or low—both of which can jeopardize your sale. There are dozens of legal forms and many different steps and procedures in a real estate transaction and REALTORS^® help keep it all running smoothly. REALTORS^® who represent buyers keep them informed so they can move quickly when a desirable home is listed, a must in today’s market.
4. Preparation & Marketing – A REALTOR^® can look at your home objectively and suggest ways that it will appeal to more buyers. With their many tools—the Multiple Listing Service database, home staging, flyers, open houses, social media promotion, a brokers open and tours—REALTORS^® have unmatched marketing power. Though most buyers start searching for a home online, a REALTOR'S^® in-depth knowledge of homes and neighborhoods helps buyers zero in on local possibilities that meet their needs and wants.
5. Networking – REALTORS'^® network of hundreds of real estate colleagues gives them access to a broad marketplace of homes and the buyers looking for them. Realtors also know many trusted professionals to help with buying or selling a home—mortgage brokers, real estate attorneys, title insurers, home inspectors, movers and home stagers.

Whether you are a buyer who wants a real chance at a home with multiple offers or a seller who desires the best price and smoothest sale, the expertise and service of a REALTOR^®* is invaluable.

A Realtor’s assistance saves time, money and often avoids heartache. I can tell you first-hand that the members of our Association are bound by their pledge to a strict Code of Ethics and are dedicated to work hard in your best interest. It is who we R. 
http://www.warealtor.org/resources/news-articles/2016/07/27/ask-a-realtor-dont-go-it-alone

A Job Well Done

We want to thank all of our owners and tenants for trusting us with their business, and share a special thanks we received from one of them after 15 years of providing service to them.

"Me and my wife would like to sincerely thank everyone on the REMAX Parkside BLYLE team for all their hard work and professional assistance during a recent critical tenant transition turnover.  Their expert advice to us as owners, and the outgoing and incoming tenants ensured a "win win" scenario for everyone.  Special thanks go to Cindy and Lee BLYLE and Cheri (Marketing), Nikki (Maintenance) and Shelby (Admin) for their well thought out and coordinated efforts on our behalf as owners.  Their efforts ensured a vacancy period of only one (1) day during this tenant transition!

The REMAX Parkside BLYLE team steadfastly continues to uphold the superb level of professionalism, service and commitment that Judy BLYLE (now retired) proudly represented their company with for many years.   The BLYLE team saved us money as owners, while simultaneously ensuring the outgoing and incoming tenants were well taken care of - all at the same time - not an easy thing to do!  I would recommend the REMAX Parkside BLYLE team to anyone - their personal touch, in depth knowledge and extensive years of experience in real estate and property management put them well above the other companies.  We have been with the BLYLE team for almost fifteen (15) years now and hope to stay with them in the future.   

Thank you so very much again to everyone on the BLYLE team at REMAX Parkside Properties!  Sincerely Yours.  With Warm Regards From Japan.  V/R Patrick BOYLE, Captain USAF (Ret.) & Tsuneko BOYLE" 

If you would like to take a minute and review us online please click here, we appreciate your feedback.

East Olympia 3 Bedroom For Sale

East Olympia home located near Harry Fanes Legion Park and Watershed Park with walking trails. 3 bedroom rambler with 2 full baths Family room and large eat-in kitchen area or dining room. Hardwood floors, fenced yard gas forced-air, 2 car garage.

1,520 sq.ft. $235,000 

1833 Orange St SE Olympia 98501

Click Here For More Details or Call Cindy Blyle 360-888-7253

Newer 3 Bedroom, 2.5 Bath Rental in Tumwater

Take a look at this beautiful, newer home to rent in Tumwater.  

1522 77th TRL SE, Tumwater, WA 98501

3 bedrooms 2.5 baths.
Open great room with living area with gas fireplace, dining area and open kitchen.
Laminate wood flooring on first floor. 
Kitchen with gas range, refrigerator, dishwasher, and microwave. 
Upstairs open loft/family room. 
Master with walk in closet and master bath. 
Utility room with washer and dryer - owner will not maintain, repair or replace. 
2 car garage. 
Fenced yard with patio. 
Gas forced air heating. On city water and sewer. 
Built in 2014. 1768 sq. ft. 

Pet upon approval with non refundable fee.
Tumwater school district - E:Peter G Schmidt M:GWBush H:Tumwater.
Call 360-528-3447 to schedule an appointment to view this home.
*Photos are of model home, same plan - mirror plan*

Rental Terms

Rent: $1,600

Application Fee: $35

Security Deposit: $2,105

Available: 6/1/16

For more pictures and rental site click here.

FOR RENT: WHITE HAWK LN TUMWATER

HOME FOR RENT

792 White Hawk Lane SE, Tumwater, WA 98501

Great home in Tumwater, built in 2009. Beautiful 2 story home offers 1763 sq.ft. 4 bedrooms and 2.5 baths. Living room, dining room open to kitchen with breakfast bar. Kitchen has electric range, refrigerator, dishwasher, microwave, garbage disposal. Master bedroom with walk in closet, five piece master bath. Utility room with washer and dryer hook-ups. 2 car garage with openers. Fenced back yard with patio. Gas forced air heating. City of Tumwater water/sewer. Tumwater School District: E:PeterGSchmidt M:GWBush H:Tumwater. Pet upon approval with non refundable pet deposit. Rent $1500/month.  Please contact our office for an appointment at 360-528-3447 

Click Here For Full Webpage and More Information and Pictures.

2016 Is The Year To Buy a Home

4 reasons 2016 is the Year to Buy a Home

(From CNN, by Kathryn Vasel)

If you've been on the fence about buying a home, 2016 is the year to take the plunge.

 

 

Mortgage rates have been 

bouncing around record lows 

for a while now. But even 

though they're likely to start 

going up, you haven't missed 

your chance to get a deal on a 

house.

A number of factors are coming together, making next year a good time to buy:
  

1. Home prices will finally calm down
 

Real estate values have been on the rise for a while, but are likely to slow their pace next year. Prices are expected to rise 3.5%, according to Zillow's Chief Economist Svenja Gudell.

Buyers who've been stuck behind the wave of rising prices may finally get the chance to jump in.

And that could lead to a flood of buyers, said Jonathan Smoke, chief economist at Realtor.com.

"We have the potential for about six million home sales just through the months of April through September; that is basically impossible to do," he said.

Related: These are the most expensive housing markets

But not everyone will be in a position to take advantage.

Despite the slowdown, Zillow still expects home values to outpace wage growth, which can make it tough to afford a home, especially for lower-income buyers.

Plus, prices in the country's hottest markets -- like San Francisco, Boston and New York City -- aren't expected to pull back as much next year.

2. More homes will hit the market 

 

The slowdown in home prices will prompt more owners to list their homes, Smoke said, giving buyers more choice.

 "Because of the price appreciation they have experienced, you will have more sellers put homes on the market next year," he said.

Related: How to buy a home without a 20% down payment

The new home market is also expected to grow in the coming year with builders focusing more on starter and middle-range homes, which will also boost inventory and make it easier for buyers.

With more homes on the market, bidding wars will become less common and prices could ease even more.

3. Dirt cheap mortgages could disappear

The Federal Reserve is widely expected to begin increasing interest rates soon, which means the window for record low mortgage rates is closing.

While rates are expected to go up gradually, higher rates push up borrowing costs and monthly mortgage payments.

"You are likely to get the best rate you will possibly see, perhaps in your lifetimes through the majority of next year, but certainly, the earlier the better," said Smoke.

4. Rents will still hurt 

 

Rent prices are expected to continue to climb in the new year, which means in most cities, buying will be cheaper than renting.

Even though mortgages could get more expensive, buying might still be the better deal.

Interest rates would need to rise to around 6.5% for the cost of buying to equal that of renting on a national level, according to Ralph McLaughlin, housing economist at Trulia.

http://money.cnn.com/video/news/economy/2015/12/23/romans-numeral-holiday-gift-returns.cnnmoney/



 Click Here for Full Article and Video

Make Your Thanksgiving Dinner a Hit This Season!

Make your Thanksgiving Dinner a hit with this Apple and Walnut Stuffing recipe.

Apple and Walnut Stuffing

Serving Size: 8
Prep Time: 25 min
Cook Time: 45 min

INGREDIENTS:

1/2 cup; Challenge Butter
1 cup; Celery, chopped
1 cup; Onion, chopped
1 1/2 cup; Chicken Broth
1/2 cup; Apple Cider
1 10-ounce bag of Mrs. Cubbison's Multi-Grain Stuffing with Cranberries
2 cups; Apple, peeled, seeded, small dice
1 cup; Walnuts, chopped

DIRECTIONS:

Preheat the oven to 350°F.
In a large saute pan over medium heat, cook celery and onion in butter until tender, about 5 minutes. Add chicken broth and apple cider; continue cooking for 2 minutes.
In a large bowl, combine the stuffing mix, apples, walnuts and vegetable chicken broth mixture, and mix well.
Place stuffing in a greased baking dish, and bake on middle rack of preheated 350°F oven for 45 minutes until internal temperature reaches 165°F.

For a video tutorial click here. 

THANK YOU VETERANS

 

RE/MAX Parkside Property Management and The Blyle Team would like to sincerely thank all of our Military, this Veterans Day, past and present. 

We know first hand the sacrfice soldiers and their families make for our Counrty. 

AGAIN- Thank You All. 

(Pinterest for image)

FOR RENT! Rambler With 3 Beds 1 Baths - Close To I-5 And Shopping.

1640 SE Foxfire Drive, Olympia, WA 98513

Rambler offers three light and airy bedrooms and one bath. New kitchen cabinets. Refrigerator, dishwasher and range/oven. Living room with cozy wood stove, dining area. Updated new fixtures include lighting, updated medicine cabinet, doors, flooring. Utility room. Extra deep 1 car garage great for extra storage. Large back yard with patio and wood/garden shed offers privacy as it backs up to green belt. 1008 sq.ft. Built in 1980. Pet upon approval with non refundable pet fee. North Thurston School District: E-Meadows M-Nisqually H:River Ridge. Contact our office directly at 360-705-1700 to schedule an appointment to view this home.

For more details please click here!

FOR RENT! Location Location Location - West Side, Rambler 2 Years Old, 3 Bed 2 Bath

422 Cimmaron Lane NW, Olympia, WA 98502

View more great pictures here

One level 3 bedroom home with 2 bathrooms. Nice and open great room floor plan. Vaulted living room has gas fireplace. Large open dining area. Kitchen offers stainless electric range, dishwasher, microwave and refrigerator. Master suite is vaulted with walk in closet, master bath with double sinks, garden tub and separate shower. Laminate wood flooring in main living areas, bedrooms have carpet. Gas forced air heating. Utility room with washer and dryer hook ups only. 1577 sq.ft. built in 2013. 2 car garage. On city water and sewer. Fenced back yard with patio. HOA mows front and back yard. No Cats, No puppies, one dog upon owner approval only with non refundable pet fee. Olympia School District: E:McLane M:Marshall H:Capital Please contact 360-705-1700 to schedule an appointment.

For more information please see all details on our website here.

How Do I Sell My Tenant-Occupied Olympia Rental Property?

Property owners often wonder how they are supposed to go about selling their property if there is a tenant living in that house. It’s certainly a different situation that you’re in when you’re selling a vacant house, but it can be managed and accomplished.

Take a look at the tenant’s lease. You can find out when that lease expires and plan when you’ll start putting the house on the market. You can list your occupied property with a licensed Realtor within 30 days of the end of the lease. That’s one way to manage the sale.

Another way to manage the sale is to sell the property to another investor. If the property is one that will appeal to investors and remain a strong rental, you can list the property at any time. You’ll need to disclose that there is a tenant currently living in it, and you’ll have to share the lease with a prospective buyer.

As you can see, it’s possible to sell your property while tenants are living in there; you simply need to keep the rights of those tenants in mind. We have often had situations where a property’s current tenants decide they want to purchase the house. That’s always an ideal situation for all parties. In other cases, it has been fairly easy to sell the property to another investor, keeping the tenant in place.

If you have any questions about selling your investment home or anything pertaining to property management, please contact us at Capital Properties.

Olympia Real Estate Investor Education: How Do I Purchase an Investment Property?

There are often people who contact us, wanting to know how to purchase an investment property, and we are always happy to help.

For starters, you’ll need to finance your purchase. The bank will have specific requirements for borrowers who want to buy investment homes. It can be a bit harder to get approved for a mortgage when you’re buying an investment property, compared to when you’re buying a home you’ll live in, so be prepared. You may need a larger down payment and an acceptable debt to income ratio. Your lender will also want to see one or two years of tax returns and bank statements. You’ll be asked if you own other properties, and you may need to document that. The first step in purchasing an investment property is getting pre-qualified.

Next, hire a Realtor who can work with you to find the right property. If you can, look for an agent who also has property management experience. That gives you the knowledge you need in understanding what a good rental property looks like. Choosing the right investment property is critical, and a Realtor who also knows property management will be able to tell you how much rent you can collect and what kind of repairs and costs will be involved in maintaining the home. Your real estate and property management professional will know what the cap rate on the property is and what kind of return you can expect on your investment.

These are the major components in purchasing an investment property. If you have any questions or you need help choosing the right property to turn into a rental, please contact us at Capital Properties, and we’d be happy to share all of our knowledge and experience with you.

Find me the Best Tenant for my Olympia Rental Home! JBLM Property Management

One question people tend to ask us a lot is this: how will you find me the best tenant for my rental property? We have a process in place that ensures you get only the highest quality tenants.

It’s really important to do thorough credit checks. When we talk about checking credit, we aren’t only talking about the FICO score. That’s not always the most important thing to look for in a credit report. During your screening process, make sure you talk to previous landlords. You want landlord references so you’ll know what kind of tenant that person has been in the past. Call an applicant’s current and former landlords.

Debt to income ratio is something else to look at. You can have an applicant with a really high FICO score but tremendous debt. Out of control debt is going to make it hard for the tenant to pay rent and keep up with other bills. Make sure your tenant can actually afford to pay rent on time every month.

Criminal background checks are also important. You want to check the sexual offender registry as well because if you rent your property to a sexual offender, you’re going to have to explain that to the entire neighborhood. Be cautious.

Always look for red flags. When something doesn’t seem right, there’s probably a good reason you’re feeling hesitant. For example, if you have an applicant who wants to pay in cash for the first three months, you might stop and wonder what’s going to happen after month three. Make sure your tenant has a job and a stable income and employment history. These are all the sorts of things you have to check carefully in order to ensure you’re getting the best possible tenant into your rental property.

At Capital Properties, we like to say that reasonable people will be willing to pay reasonable rents. Only unreasonable people will pay unreasonable rent. That’s something to remember.

If you have any questions about how we choose a good tenant, or you need help with your screening process, please contact us at Capital Properties, and we’d be happy to help you.

How to Inspect my Olympic Rental Home to Increase ROI: JBLM Landlord Education

On our blog today, we want to share some tips on how to protect your home and increase the return on your investment, or your ROI. At Capital Properties, our goal is to take care of your investment property by making sure it is being maintained well.

One of the easiest things you can do is a drive by inspection. Simply driving through the neighborhood and checking out the property once in a while can give you a good idea of how the place looks. You can take a look at the curb appeal and make sure the roof and the exterior are in acceptable shape. You’ll be able to see if the yard is being kept up and if the outside area is up to your standards.

In addition to checking out the exterior of the house, you want to gain access to the inside of the house for a proper inspection. Contact your tenants to schedule a walk through on a quarterly basis. This will allow you to meet with the tenants and share some tips on how to take care of the property. It will be helpful to them if you can explain how different functions of the house work. You can tell them how to take care of things inside the house and you’ll also have the opportunity to look around and make sure everything is in order. Inspect the paint so you can see what kind of condition the walls are in and look at the floor to see if anything needs to be repaired or replaced. Look for issues in the bathrooms and the kitchen; especially problems with moisture and mold. It’s very important for your ROI that maintenance is on track and issues aren’t being ignored.

You can also increase the return on your investment by paying attention to the market trends. During your inspections, take a look at the neighborhood. Identify other properties in the area that are for rent and investigate what kind of rental prices they are getting. Evaluate whether those prices are going up or trending down. You’ll also want to know who those renters are. In this area, there’s often an influx of military families moving into the local neighborhoods, and that has an impact on how you’ll price your investment.

There is so much information to share on this topic. If you are interested in learning more, or you have any questions, please contact us at Capital Properties.

I Have Orders: What Do I Do with my JBLM Home?

Tenants and owners are both interested in and worried about what happens when a member of the military gets orders and needs to move. If you are a tenant, this is especially worrisome because you don’t want to break a lease.

Members of the military who rent properties need to make sure there is a military clause in the rental agreement. This type of clause will give you permission to break your lease if you get PCS order or you face deployment. In these situations, you will still need to give 20 days’ notice to your landlord. When you are able to provide notice as well as documentation, you can move out of your property without any penalty for doing so before the end of the lease term.

At Capital Properties, we have military clauses in all our leases which are designed to protect both the tenant and the property owner. As long as you are able to give your landlord 20 days’ notice before rent is due for a new month, you’ll be able to leave the property. This type of clause is not meant to allow you to move into a different property or home while on post. You need to have those PCS orders or orders for deployment in order to make the military clause valid.

Whether you’re an owner or a tenant, if you have concerns about your military orders or you need more information about military clauses in rental agreements, please contact us at Capital Properties, and we would be happy to help you.

The Benefits of Choosing a Tech Savvy Property Management Company

Today we are sharing an important technology tip. When you’re looking for a property management company, make sure you choose one that has good systems in place. Technology has come a long way and there are systems out there that make taking care of your rental property and your tenants as streamlined and efficient as possible.

At Capital Properties, we use a system called Appfolio. This is an all-inclusive piece of technology that offers everything you can possible need from property management software. There are owner portals and tenant portals and it keeps communication open and transparent. Owners can get their statements online and tenants can log on to create work orders for maintenance issues and repairs that need to be done. Those work orders go directly to the property manager and a vendor can be dispatched right away.

This system makes financial management easy as well. Tenants can go online to pay their rent and owners can receive direct deposits through electronic ACH transfers. That means you get rent deposited directly into your checking account. We also use this system to generate 1099 forms at the end of the year, so owners can easily manage their taxes.

With a technologically advanced system like this, tenants can apply for rental properties online. They can even review and sign their leases using the portal. Appfolio also helps with advertising. Your listing will go out to several different websites that market your property to potential tenants.

This is the kind of technology you definitely want to have access to when you’re the landlord of a rental property. When you are talking to different property management companies, and trying to decide which one to use, be sure to ask about the software system the company uses and find out how comfortable they are with the latest technology. A tech savvy property manager can take care of your property with a lot more speed and efficiency.

If you have any questions about available technology, or you’d like more information on the services we provide, please contact us at Capital Properties, and we’d be happy to talk to you.

What and Where to Buy Investment Properties near Joint Base Lewis McChord

If you are looking for an investment property and you want it to be located near Joint Base Lewis McChord, there are plenty of options available for you, as long as you know what to look for. Lacey is an excellent area to consider and it’s only about 20 minutes away from the base. This is an easy drive and a popular area for military members to purchase and rent homes.

One of the key things to look for when you’re buying a rental property is the ease with which you’ll be able to rent it. You want a house that will rent quickly to good tenants and be easy to manage. Another important component to consider is the amount you’ll be able to charge in rent. You want to make sure your rental income will cover your mortgage and other expenses, such as taxes, insurance and any management fees.

In our experience, we have found that the properties which rent the best are the three bedroom single family homes with between 1,300 and 1,500 square feet of living space. In the Olympia area, you can expect to get $1 per square foot, so that means you’ll have an average monthly rent of $1,300 to $1,500 on a home like that.

Look for a property with easy access to the freeway. There are a lot of neighborhoods in the Hawks Prairie area that have become a popular spot for property investors. Those homes are reasonably priced and there is a real diversity of inventory.

We specialize in helping investors find the best homes to purchase for rental purposes. If you are looking to purchase property that is close to Joint Base Lewis McChord, please contact us at Capital Properties, and we would be happy to help you find just the right house.

How Should I Handle Maintenance in my Tenant Occupied Olympia Property?

Many landlords have questions about how to handle maintenance on a property when a tenant is living there. If you work with a property management company, find out if there is an in-house maintenance team that is available for routine and emergency repairs. At Capital Properties, that is something we offer to our property owners. If an owner doesn’t want to use our in-house maintenance team, they have the option to use someone else. We are happy to work with any outside maintenance vendors as long as they are licensed and bonded. We will only work with contractors who have the necessary licenses and insurance coverage.

Always check into your local laws. You aren’t allowed to just show up at the property without any warning. Make sure you give your tenant at least 24 hours notice if you need to get there in an emergency situation or 48 hours notice if you are just conducting routine maintenance or performing a general inspection.

We like to do a semi-annual inspection at all the properties we manage in order to minimize maintenance issues. We believe strongly in preventative maintenance. When we arrive, we do a thorough walk through, starting at the exterior of the property. We take a look at the roof to make sure it isn’t damaged or in danger of leaking. We check out the crawl space and look for problems with pests. It’s important to evaluate the siding and take a look at the yard to make sure everything is in good condition. Inside the house, we look at the bathrooms and the kitchen. We check the condition of the vinyl and the carpet. We also make sure all the smoke detectors and carbon monoxide detectors are working.

We have very high standards of maintenance because it’s important to us that we keep your costs low and your problems to a minimum. Every member of our team treats an owner’s property as if it were our own. We take good care of it and we protect your investment.

If you have any questions about maintenance or you need some help maintaining your own rental home, please contact us at Capital Properties, and we’d be happy to help you.