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can you have too much due diligence money as a seller so that's an interesting question so right now the real estate market is crazy and just to briefly explain it due diligence money is money that is assigned to the seller it's given to the seller as compensation for taking their home off the market so when we first started doing due diligence money a lot of times we were doing contracts with zero due diligence money and then it got up to like 250 and 500 and and you know a few years ago it was a thousand to three thousand well now we're seeing crazy crazy amounts of due diligence money 10 is more than norm right now 15 25 000 due diligence money is not uncommon now this is this is money that is non-refundable this is money that you are giving to the seller to take their property off the market so you don't get it back and um the the thing that people need to know is uh you know it's such a it's such a great real estate market for sellers it's such a seller's market and there's such a shortage of inventory that the sellers are like getting really really high amounts of due diligence money so we've had offers in the last month of this firm eighty five thousand one hundred and fifty thousand five hundred thousand dollars due diligence money and um these are these are insane amounts of money and everything and people are like oh this is awesome but i just want i just want sellers to be aware that there is there is a there is a sliding scale here and one of the things i like to remind sellers of is if if a buyer gives you three and a half thousand dollars due diligence money and the deal for whatever goes flat they don't think that hvac is working right and they say fix it and you go no i'm not going to fix it well they lose their 3 500 and they walk away from the deal that's it okay but if someone has a hundred and fifty thousand dollars due diligence money and they find something wrong with hvac and they say oh fix it for me and you say no they're like you knew the hvac was broken this is fraud now i'm going to sue you so you're not going to pay an attorney a thirty five hundred dollar retainers fee to get thirty five hundred dollars but your dancer might buy you might spend thirty five hundred dollars to get a hundred and fifty thousand dollars due diligence money so all i'm saying is that we can't get so excited and just say whoever gives me the most due diligence money is the best offer there's there's a lot of other things that are involved you know let's look at uh the agent that's representing them let's look at um like does that person have a good track record of of closing deals what are what is their how solid are they to buy it is it a cash purchase is it um uh do they need a loan is we're gonna have an appraisal situation whatever it's just and and how solid is your house like do you know that there's a bunch of crap wrong with your house and this stuff is gonna come up or is it a solid house and it's you know there shouldn't be any major issues or whatever so um uh i know i know everyone gets excited about due diligence money all i'm suggesting is there is a scale where if you get too much due diligence money the seller could come back and it could involve some kind of litigation how much is too much it's it's it's it all depends on the deal i don't know i mean you know like so um is is 25 000 too much on a 300 000 house well maybe is it too much on a million dollar house no it's 25 000 too much on a 75 000 piece of land probably you know i mean it's all it's it's all balance and everything and then there's just there's just so much that's involved or whatever like you know we have complex land deals well is this a four month closing a six month closing i have 14 months 24 months 36 months i just i have one closing this week 18 months 18 months it's been on the market they got 85 000 in non-refundable money well but it was 18 months you know i mean so there was some some risk borne by the the seller in that because of the time so i'd like to answer that question but it's a scale