WELCOME LISTENERS

[00:00:00] Paul Neal: Hey, welcome entrepreneurial agent listeners. Today I have the special honor and privilege of speaking with a great friend of mine, Mr. Vic Culberson. Vic is just an amazing guy. He’s married, father of three, brand new grandfather. In addition to that, he’s a real estate agent in Eastern Virginia, northeastern North Carolina.

[00:00:22] Paul Neal: Been involved in the business now for quite a few years. And on top of that he has a, he has another full-time gig. I’ll let him tell you about that, which is super awesome. And it’s a guy you never wanna make mad though, because he is a second degree black belt in TaeKwonDo. So anyway, welcome to the show.

[00:00:39] Victor Culberson: Hey Paul, I’m glad to be here. Thanks for the invitation and glad to be sharing some stuff with you.

[00:00:44] Paul Neal: Yeah. Yeah. Well, again, I appreciate you coming on. I know we’ve known each other for quite a while and been been wanting to try to corral you to get, get you in here. I know you’re super busy. Tell, tell everyone just a little bit about your background. You know, how did you get involved in, in the real [00:01:00] estate world?

[00:01:01] Victor Culberson: Well, I have always had an idea that I wanted to be in real estate for, for many, many years, and have really thought it would be a great thing. My other gig that Paul mentioned is I’m also a pastor, and so being in real estate gives me another way to be in relationship with people. I have. With people in various settings, some exciting settings, and some not so exciting settings.

[00:01:24] Victor Culberson: But helping people find their place in the world has always been something that’s been important to me. And now I get to do that with real estate in Northeastern North Carolina and the Tidewater area of Virginia. And it’s just been like the next thing in what I’m able to do and how I’m able to help people.

[00:01:43] Victor Culberson: So I’m, I’m very, very thankful to be able to do all this together. It works pretty well.

[00:01:48] Paul Neal: Well, let’s, you know, that’s an interesting concept, this whole idea of, you know, your ministry and your business, and I’m fascinated with the idea. [00:02:00] I I, I have a lot of interest there. And, and, and what’s, what’s neat about what you’re talking about, maybe you can go a little deeper on, is this idea that it’s, it’s really sort of the holistic approach to your client because, you know, I think about buying a house, a place to, to live.

[00:02:15] Paul Neal: Is really the core of the centerpiece of your family, Right. Your physical family. Right. But there’s obviously a whole lot more to your life than just, just that, 

[00:02:23] Victor Culberson: just the physical stuff for sure. But buying a house or selling a house, I mean, those are two very, very big decisions that people have to make.

[00:02:32] Victor Culberson: And we live in a very mobile society as you’re well aware. Most people, from what I’m reading these days, they make multiple moves in their lifetime. The, the days of people just staying in one place forever and always, those are pretty much behind us. And so I’m in a place where I can help people with their, their spiritual needs for sure, but also helping them find a good spot for them for their.[00:03:00] 

[00:03:00] Victor Culberson: People who are relocating to this area. This is a, a great attractive area where we live and people wanna move to both sides of the state line when they retire. And, you know, with the, the military and the contractors that we have in this region, this area has always got some turnover. Sometimes there’s turning over faster than others, but there’s always turnover.

[00:03:24] Victor Culberson: And whenever there’s turnover, Or whenever there’s change that creates some crisis and, and crisis can be a good thing, but being able to be with people in those, if you will, crisis moments to help them get through to the next part of where they’re supposed to be has really turned out to be a good thing.

[00:03:44] Victor Culberson: And again, I’ll probably say it a lot today, but I am, I am so blessed and so thankful to be able to do everything that I get to do. Trust me with lots of their stuff, and I cherish that and I value that and I protect that very, very [00:04:00] carefully for my people. I really do.

[00:04:02] Paul Neal: Well, that’s, you know, trust is an interesting word today, right? We live in, it seems like a, a vaus world where that’s one of the, the, the critical elements I think that we’re missing today in society. There’s, there’s not a lot of trust. You know, when you look at the, when you look at the news media and the world and things like that, to sort of have somebody in a, in such a critical period.

[00:04:25] Paul Neal: In your life? I mean, buying, selling, moving. I mean, that’s one of the, I don’t know how it ranks, but it’s one of the, the top three or four like most stressful events in your life. I think that surveys on 

[00:04:34] Victor Culberson: right before, No, that’s, that’s one of those things. The, the human body, the human psyche is able to a full and overwhelming load is 100.

[00:04:45] Victor Culberson: When you take things like life and jobs, I mean, you, you change a job that’s a 100 in and of itself. You buy or you sell a home that’s a 100, you have a a, a death in the family. You have a birth in the family, you get [00:05:00] married. All of those things that are, are very, they’re very intense and they fill people up and sometimes in a good way and sometimes in a not so good.

[00:05:11] Victor Culberson: But again, that’s why I like to use the word crisis because it’s, it’s a crisis. I’ve heard somebody say crisis is a dangerous opportunity, and if you can be with somebody, if you can be a trusted resource with somebody who was going through a crisis and they’re in the midst of a dangerous opportunity and help them get through it again, it’s just been a, a rewarding thing and, and I am so pleased to be able to help all the folks that I’ve been able to.

[00:05:38] Paul Neal: is that, is that a, like a typical approach of, of not to, certainly not to denigrate any, any other real estate agents or whatnot. There’s a lot of really good ones. But I mean, is that. Typically the approach is it, is it I mean, it sounds like you’re really getting involved as, as much as the people, your clients will allow you 

[00:05:56] Victor Culberson: or want you to be involved, I’m thinking.

[00:05:57] Victor Culberson: Right, Right. Well, and, and people, [00:06:00] my early mentors told me that and this was just a general statement, it wasn’t directed at me per se, but it the, one of the mentors. You know, people are doing this for a real estate transaction. They’re not looking for a friend. They’re not looking for somebody they’re gonna hang out with on a Friday night.

[00:06:20] Victor Culberson: I can say from personal experience, that’s mostly true. However, , you do find the folks that you get to spend a lot of time with. But even the folks that you don’t see very much, again, you keep up with them. You send them the cards or the emails or the text messages and all the touchstones that you’re supposed to do.

[00:06:39] Victor Culberson: But mm-hmm. people want to be comfortable and know that the person that they’re dealing with has got their best interest at heart. I I cannot tell you how frustrating it is to be in an open house when another agent walks in and starts trying to sell your clients their property on a different location, even though they’re there with somebody else [00:07:00] supposedly to look at the same house.

[00:07:02] Victor Culberson: To me, that’s kind of disingenuous and that. Settles poorly, I think in, in people’s minds. And so that’s not my guy’s best interest. That’s his best interest for sure. But I just, you know, helping people in those, those tough moments and making sure that they can get through is, is what we ought to be about.

[00:07:24] Victor Culberson: And without having to To be their friend, but being their friend, I mean, it’s, you know, I’m kind of going back and forth, but it’s kind of a balancing act and you’ll, you figure it out. What’s, what’s the balance? You really do. Mm-hmm. . 

[00:07:40] Paul Neal: Right, Right. That, that, that makes sense. And that’s, that’s experience.

[00:07:43] Paul Neal: And it just sounds like you come from a position of you’re not really putting yourself first. You’re not thinking about you, you’re thinking about them, how you can best serve them. , which is clearly what you do and your other, your other gig as we call it, your other full-time job. Right? Right. It’s focusing on [00:08:00] the needs of someone else and, and whenever you can do that.

[00:08:03] Victor Culberson: Yeah, no, again, it’s been a great match and my wife has been so incredibly supportive. Through all of this, our, the pastor, she’s absolutely fantastic and makes it possible for me to, to do all the things that I, I need to do. You get pulled lots of different directions. I was a martial arts instructor for a while as well.

[00:08:24] Victor Culberson: So, you know, you just, you just do what you can to help take care of folks and make sure that they are being number one and, and not you because they are who you’re there to work for and work with throughout this entire process.

[00:08:38] Paul Neal: Right. Right. Excellent. Well, I want to dig into your martial arts a little bit maybe later and, and, and how you can integrate that in real estate, if you’ve had to use it in certain transactions or contract negotiations or that sort of thing. , 

[00:08:53] Victor Culberson: we don’t, we don’t need No. In machete. Cause I, I am the machete.

[00:08:58] Victor Culberson: It’s all.

[00:08:59] Paul Neal: [00:09:00] Yes, Yes. You’re the, you can single handedly take three steel beams and break ’em in half with your, with your left hand Right. , you 

[00:09:07] Victor Culberson: know? Right. Exactly. 

[00:09:11] Paul Neal: Well, hey, you know, but on a practical, in a, in a, in a, in an all seriousness standpoint, I mean, to, to get to a level of second degree martial arts, and I’ve never been a martial artist.

[00:09:20] Paul Neal: I’ve always been fascinated with it, but just never have done it. I, you know, I would imagine a lot of. The, the disciplines and the things that you learned throughout all the years of rigorous training, physically, mentally, whatever, to get to that level apply in real estate? I mean, how, 

[00:09:37] Victor Culberson: how do you see that?

[00:09:38] Victor Culberson: Sure. One of the things that that I tried to do initially is try to put a box on each of the things that I was doing in my life. I didn’t necessarily want things to integrate. I was trying to. This commitment and that commitment and the others as well. And what I’ve found is by pulling all of those resources together, I’m able to be [00:10:00] more of service all the way around to, to my clients.

[00:10:03] Victor Culberson: You know, life is, is very complicated. Life is complex and I am not some people are, but I am not very good at. Things into a box, One thing seems to bleed into another, and that, that works extremely well. But yeah, there’s some discipline. There’s making sure that you practice appropriately. There’s making sure that you follow through appropriately.

[00:10:29] Victor Culberson: So many analogies could be brought forth, you know, the, the pivot. I tell people sometimes when we’re dealing with real estate, we have to pivot and move away from one way of thinking to another one, just so that. We’re thinking clearly. Mm-hmm. , and I can tell you that if you don’t know how to use your body with martial arts and you don’t know how to pivot your body effectively, you can get hurt.

[00:10:54] Victor Culberson: You can hurt yourself. And so helping people learn how to pivot [00:11:00] and coaching them through the pivot, that’s been one of the, the most interesting things to have happen. And people can get their mindset, people can get tunnel vision on what they want to do. And, and sometimes you, you can help ’em pivot and they get out of it and they move in a, in a different direction.

[00:11:19] Victor Culberson: But yeah, moving, moving in a different direction and pivoting is, is important. What else, what else could we bring in the, the focus on the targets? I mean, people are all over the place sometimes when they’re looking at things. And this one looks good. That one looks good. I want this one. I want that one.

[00:11:40] Victor Culberson: But if you listen to your clients and you spend any time with them, I work with both buyers and sellers, and I guess I’m kind of speaking primarily about buyers at the moment. They’ll see the next shiny object and then they’ll go look at it. And you’ll know based upon previous conversation, House isn’t big enough, there’s not enough room.

[00:11:59] Victor Culberson: [00:12:00] It’s, you know, all sorts of different things. And yet they feel like they wanna look at it. So you get to a place where you can, Okay, I’m, I’m your guy. I’ll do what you want me to do, but did you look at this? Or, Here’s what I’ve learned. We can still do. But it’s up to you and Yeah, we want to do, or, Oh yeah, Vic, thanks.

[00:12:21] Victor Culberson: We’d rather do something else than run, do another dry run tonight. And, and, you know, you just learn how to help your folks make those moves.

[00:12:32] Paul Neal: No, that’s interesting. Focusing on the target. I, I think you know, again, you go back in the situation, it’s, it’s a very emotional experience for somebody, right? So they’re moving. They’ve got a reason to move. Who knows what it is? Maybe it’s a positive reason. Maybe they’re expanding their family. Maybe it’s a, you know, positive job change, but maybe potentially into a new, a new area.

[00:12:52] Paul Neal: Could be a, could be a a, you know, unfortunate reason they’re moving or whatnot. But in any event, they’re, they’re already emotionally engaged, right? And so [00:13:00] focusing is, is probably one of the most difficult things. So it’s interesting you bring that up. And as far as pivoting, now, you know, we know. , we know the market’s changed quite a bit.

[00:13:10] Paul Neal: Yeah. And, you know, from the last two years mm-hmm. , so, you know, there’s, there’s a pivot of expectation. There’s a pivot. You know, what’s realistic today? Talk about that. What are you seeing in the market and how are, how are you having to adjust sort of expectations of, of your clients? 

[00:13:29] Victor Culberson: Well, everybody who’s been involved in real estate has watched the trends and see how everything has been changing and things have been moving.

[00:13:39] Victor Culberson: I can tell you my personal experience, we haven’t. A door slam shut, but I tell you, at the end of the summer the end of July, into the middle of August, There was a really big turn in the market here, and just as an aside, this, this may help some of the people in the region. We [00:14:00] had down here in Northeastern North Carolina, in the midst of the interest rates going up, we had a new multiple listing service that we became a part of, and it totally changed our platform.

[00:14:14] Victor Culberson: Totally changed our format. . And I can tell you that it was a learning curve and it’s still a learning curve for the agents with this new multiple listing service. But when you combine that with the end of the buying season, getting onto a new mls, people were not getting the kinds of views. We weren’t getting the kind of of appointments to look at properties because things were kind of overlapping and not overlapping successfully and clean.

[00:14:44] Victor Culberson: So helping, you know, I had to figure out how to help my buyers get to the new system, but then I also had to help my sellers understand that this was kinda like a, a perfect storm right here at the end of this [00:15:00] particular season. Because when you list something in one multiple listing service, and then you’ve gotta put it in the new.

[00:15:08] Victor Culberson: And people aren’t used to the new one. And it’s all kind of hitting and happening all at one time. Yeah, managing expectations and helping walk people through those things, those are very important. And you know, I guess my thought there, we’ve heard managing expectations forever and ways, and that’s certainly part of what we.

[00:15:29] Victor Culberson: But we’ve gotta be honest with our folks and if we try to sugar coat it or under or over whatever, sell, promise, deliver, all of that it’s good. It can cause some hurt feelings. And so we just need to be straight up with everybody and help them to understand that this is where we are and this is what’s going on right now.

[00:15:52] Victor Culberson: Yeah. 

[00:15:53] Paul Neal: No, that’s good. And then the, the sellers that you represent are you, you know, because of the perfect [00:16:00] storm you know, before six months ago, they could put a house out at pretty much any dollar amount, right? Right. You would’ve been for Bite for It. And it was a little as I think, was it. Was it Ronald Reagan that called it Irrational Exuberance?

[00:16:12] Paul Neal: Maybe. Maybe not him, but somebody used that term in the past and it became sort of that way. Yeah. We’re certainly not there now. No. Are your sellers sort of coming to terms with the fact that, okay, we need to be sort of realistic and. We’ve gained 50% in our, our home value in the last three years or some number, you know, that just can’t keep 

[00:16:32] going.

[00:16:32] Victor Culberson: Right. Well, yeah. And then the and the market is, is driving that. I mean the, the interest and the amount of showings. From you’re, you’re right. I mean, to you could almost put a price point out there. That was something you wouldn’t have even considered eight months ago, 10 months ago for, for a few months there.

[00:16:55] Victor Culberson: But now you’ve got to be very diligent with your comps and pull [00:17:00] all of that stuff into account. Some people feel like, I mean, this area is always gonna be growing. There’s always gonna be new construction going on. Mm-hmm. . , the, the people are buying up the land and building on the property and, and, and you applaud that on the one hand, and that those values are certainly where they are, but some of the more established neighborhoods, they feel like that they should be reaping some of the benefit of the new construction.

[00:17:28] Victor Culberson: And there’s a little bit of a bleed over for sure, but not always. Not always. And so helping people understand. You know what the dynamics are. And even on the, on the buyer’s side, I had to deal with the seller and my buyer backed out of the, OR didn’t, didn’t take the deal. But there was a seller who was adamant that he needed to have X amount of dollars because just right across the fence.

[00:17:54] Victor Culberson: Right over there. And, okay, but that’s there, and this is [00:18:00] here, you know? And. It’s, it’s just helping people, helping people be realistic with their expectations.

[00:18:09] Victor Culberson: Well, I mean, that’s, 

[00:18:10] Paul Neal: you know, that’s, that’s your job, right? I mean, it, it’s when a market turns like this, if it’s, if it’s just sort of turning, there’s always a challenge somewhere. You know, whether it’s a buyer’s market, a seller’s market, a transitional market. , but as you said, people are, they’re always gonna buy and sell.

[00:18:27] Paul Neal: And you know, at the end of the day when you look at kind of where we are now rates did go, there was a perfect storm and rates did go up significantly the first half of this year as, as one of the, the components of your storm that we’re gonna see that back off in the, in the, the end, towards the end of the fourth quarter.

[00:18:45] Paul Neal: As inflation starts to moderate a little bit, we, we. We believe that the November numbers based on October will, will start to show a reduction. Now that doesn’t mean that we’re not, we’re not still in an inflationary environment. We are. And obviously [00:19:00] we’re feeling that, but I think I think we’re gonna see, it’s gonna be interesting going into into the late fall in the first quarter.

[00:19:06] Paul Neal: Because we still, we still have sort of a shortage of inventory, right? I mean, do you, do you, are you seeing, are you seeing like a flood of inventory of houses on the market or are you seeing Well, there’s some, right, 

[00:19:17] Victor Culberson: but it’s not, Yeah, no. There, there’s some. And I, before we started talking a moment ago, I.

[00:19:24] Victor Culberson: Went to the most recent set of statistics that I could get for Southeastern Virginia, and over the last three years, year to date inventory is down, not, not significantly but the trend has been down. So with, with inventory still being tight, but now buyers. Buyers aren’t as willing, in my opinion, to just throw a number at a house because of where things are economically.

[00:19:56] Victor Culberson: And that’s probably a good thing. You know, it was, it was [00:20:00] great being so busy and turning handsprings there for a while, like we all did while this was going on. But it’s probably good that things have moderated a little bit and we. A a transitional time where we begin to figure out how things are gonna eventually balance out.

[00:20:19] Victor Culberson: But it’s definitely a time that a lot of people are stepping back again. Like we said a couple of times now, there’s always gonna be people buying and selling stuff, and so we just have to be ready and be the reliable resource that people need in order to help them figure this whole thing out, whichever side of the table they happen to be sitting on.

[00:20:43] Victor Culberson: Yeah. 

[00:20:43] Paul Neal: Yeah. It, it is interesting and you know, you mentioned the world crisis a couple of times, creating an opportunity and you know, I think when you look back over the last several years, I think from what I’ve seen first time home buyers and, and people on the lower end sort of trying to get into the housing market, [00:21:00] have had a more difficult time because of the, the competitive nature.

[00:21:04] Paul Neal: So on one end you have, you have low interest rates. And you have low supply and it drives the competition so, so high. That you’re going into, you know, making offers with a, with appraisal guarantees and all kinds of extra cash. And a lot of first time, I know I didn’t, as a first time home buyer, have the resources to, you know, make an offer like that, right?

[00:21:26] Paul Neal: So today, you know, so today, Maybe we’re moving back in a situation where that that first time home buyer has a shot to get back in the market now because the sellers maybe are a little willing to negotiate a little bit. 

[00:21:37] Victor Culberson: Yeah, no, I would totally agree with that. I have been working one, the first time home buyer comes to mind.

[00:21:45] Victor Culberson: Right now. We, we thought we had a spot and then we don’t have a spot. But you’re right. Historically, recent history, things have been so. Competitive and first time home buyers. There’s lots of [00:22:00] benefits to being a first time home buyer, but one of the biggest things that dealing with first time home buyers is they really don’t have a frame of reference and of how competitive things are, and they certainly didn’t have a frame of reference.

[00:22:16] Victor Culberson: How quickly things were moving here, just not too long ago. And so that’s kind of overwhelming. And so again, that’s part of the, the relationship building that we as, as realtors and real estate agents need to take on and take very seriously is helping our first time home buyers figure out that they can weather the storm.

[00:22:40] Victor Culberson: You know, I, again, I’ve worked on both sides of the table for my, for my sellers. Yeah, bring on the due diligence fee, Man, you better bring a due diligence fee to the table. And on the, on the buyer’s side, you know, especially with first time home buyers, $500, [00:23:00] $250 in some cases, that’s lots of money to, to write a check to somebody else knowing that they will never see those dollars again.

[00:23:09] Victor Culberson: Part of the, the thing with first time home buyers is helping them, helping them trust you, but then we need to be sophisticated enough in what we’re doing and competent enough in what we’re doing to help them feel comfortable that when we say, Hey, you, you should really consider this. This is what’s going on.

[00:23:30] Victor Culberson: It’s your dollars. You can do with them as you please. But this is what’s going on, and it’s important to gain that level of trust so that they will say, Huh, okay, we’ll go for it and we’ll see what happens. 

[00:23:46] Paul Neal: Right. No, that’s, that’s, that’s awesome. So, switching gears a little bit, Vic, tell me about one of your most interesting, or maybe even funny real estate transactions.

[00:23:56] Paul Neal: Does anything come to mind? 

[00:23:58] Victor Culberson: One of my. [00:24:00] One of my very first set of transactions, it was a seller who wound up also being a buyer on each side of the state line. And I won’t tell you which way they went, you know, if they were selling in North Carolina or Virginia and buying in North Carolina or Virginia.

[00:24:20] Victor Culberson: But as a new agent, Having to navigate the differences between Virginia and North Carolina in the same transaction. And this was with somebody who I felt like I was pretty close to knew him through a completely unrelated enterprise. But that, man, I tell you what, I learned a whole heck of a lot.

[00:24:44] Victor Culberson: And I learned that we have to, I have a, you know, I talked a moment ago about sequestering things or putting things in boxes. I didn’t, with North Carolina and Virginia, I tried to intermingle them for a little bit. [00:25:00] Man, I tell you what, I’ve got my Virginia hat over here and my North Carolina hat over here, and I switch hats whenever I need to because it’s just, you know, it’s the same process ultimately, but different dynamics on each side of the state line.

[00:25:15] Victor Culberson: So that was, that was a big learning curve. With that set of transactions, I, I, I learned a lot about managing expectations, about again, we have to be the expert that they, that they trust and learning how to do that. When you’re not sure yourself, you know, God bless them, we got it all done, and they, and I think they ultimately were happy, are happy.

[00:25:43] Victor Culberson: But that was a big, big learning curve doing that transaction real early on in my career.

[00:25:50] Victor Culberson: Well, that is 

[00:25:51] Paul Neal: complicated in doing it early. And I think the the, the, the, the note that strikes me is the importance of having somebody in a local [00:26:00] market that understands the market, right? Because every market is different. You put a state. You might be five miles apart, but you put a state line in there, right.

[00:26:07] Paul Neal: And you really change the dynamic. Like you said, maybe the process is similar, but there are a lot of little nuance nuances in that process and the dynamic, and then knowing who’s involved in the transaction. Yeah. From a professional standpoint, that’s, that’s cool. So. What do you do for fun? You’re a 

[00:26:26] Victor Culberson: busy guy.

[00:26:27] Victor Culberson: Yeah, I’m a busy guy. I wish my grandbaby was a little bit closer. I’d spend a whole heck of a lot more time with her. We got to see her last week and spend some time with her, but I read a lot. I, I do exercise a lot. I’m not following the, the martial arts. I’m not working out with the martial arts at the moment right now.

[00:26:47] Victor Culberson: I you know, this is kind of crazy, but I broke both of my arms when I was a kid, and my elbows are for sure telling me that, Hey, you broke your el, you broke both of your arms when you were a kid. So [00:27:00] I’ve had to change some of the things that I like to do, but I like to read and I like to write, and I, I spend time doing those kinds of things and I’ve ified my exercise routine.

[00:27:15] Victor Culberson: begrudgingly and reluctantly. But those are things I that are important to kind of get your mind off of all of this other stuff cuz it can become an all consuming thing if you let it, it really can be. Yeah. 

[00:27:29] Paul Neal: Yeah, yeah. For sure. For sure. Well, maybe next time we’ll talk about how you did that to your arms, maybe what you were breaking as you were ex exercising your tw TaeKwonDo

[00:27:39] Paul Neal: Yeah. So Vic, tell us, we’re coming up on the end, man. Tell us how people can find you a great agent in Northeastern North 

[00:27:47] Victor Culberson: Carolina. Well, again, thanks for letting me do this. I, I have a website and it’s, it’s either Victor Culson, which is just my name, victor culson.com or. [00:28:00] Victor the realtor.com and that will get you to my website.

[00:28:03] Victor Culberson: It’s a very simple website. It’s linked up with the firm that I’m part of and that all of my contact information is there. My email address is victor culson gmail.com and my telephone number is two five two four two one nine zero four. Again, I’m licensed in Virginia and North Carolina and I have been blessed to help people on both sides of the state line and in some, some pretty cool cases.

[00:28:35] Victor Culberson: I mean, it’s just a huge blessing to be able to do this, and I would be glad to help you figure out your place in the world and see if you’re coming or going, but help you land where you need to land.

[00:28:46] Paul Neal: Oh, that’s awesome, Vic. Well man, I, I I had a great time. I appreciate you taking the time to to chat today. 

[00:28:53] Victor Culberson: Yeah, thanks for letting me be here with you guys and I’m looking forward to a great 2022 and beyond, and we’ll [00:29:00] see what happens next. Yeah, I’m sure you’re gonna 

[00:29:04] Paul Neal: do quite well. Thanks Paul. 

[00:29:06] Victor Culberson: Have a fantastic day.

[00:29:07] Victor Culberson: Thanks, you too. God bless you.