The funny thing is that I'm in a weekly conference call where the CFO discusses the rates, trends and potential impacts. It's every Friday so I was literally just on the call this morning. It was mostly positive. My notes from the call were; the 10 year treasury yield was down under 4.3% from a recent high of 4.7%, mortgage volume has increased, inflation is trending down, and we still anticipate a rate cut sometime between September and November.