KGCI: Real Estate on Air - Estate Planning Essentials: Avoiding Probate and Protecting Assets in Michigan

Episode Date: July 18, 2026

Summary:Attorney Casey Conklin joins Bill Gross to discuss the critical nuances of estate planning and probate in Michigan. Conklin emphasizes that a simple will is often insufficient to avoid the public and costly probate process, advocating instead for comprehensive trusts. The episode covers tactical advice for real estate agents, including how to identify title issues early and the importance of ensuring trusts are properly funded with real property deeds. Conklin also shares his "Personal Family Lawyer" approach, focusing on generational relationships over one-off transactions.

Sometimes in probate real estate can be a very narrow focus. Other times it's more holistic looking at the client in a more broad sense. We're excited to have today, Casey Conklin, who is a family law attorney, probate attorney in the state of Michigan, and as well as a Spartan, I guess, a very proud Spartan if you're wearing it on a Zoom call. Casey, thank you for joining us today. Yeah, thanks for having you, though. So obviously a lot of attorneys in the state of Michigan, and I know several. How do you describe yourself as being different than the others as to why somebody should consider

your firm for protecting their family assets? Yeah, so one of the big things is the protecting assets, the estate planning and the business planning, that's all I do. I have a very narrow focus on my area of practice. You know, I tell a lot of people, you can go get an estate plan from, I would say, 90% of the attorneys out there. But most of them are just doing it to pay some bills. They're not the ones that are studying it week and week out or listening to podcasts such as yours to get all this new information to be able to plan best for their clients.

They're going to do the cookie cutter models. So I like to focus more on counseling the clients, both my businesses and my estate planning clients, for several hours before we even get any paperwork drawn up. So, and that's an important distinction is there's a human being involved. the versus, you know, website or AI or whatever you want to call the robot side of it. So talk about when you do the counseling with people, what are some of the key things you're looking for that a customer doing a do yourself, do yourself program may not find or going through one of those online stores may not find, but by you having the experience and instinct will dig a little deeper and uncover as an area to protect.

Yeah. So when you're talking about, you know, the online do it yourself stuff or, you know, now people using AI for this stuff. You say, someone's going to go into that and say, I need a will. And it's going to spit out a will with your name at the top. Somebody comes to me and says, I need a will. I say, okay, why do you think you need a will? And then we get into those specifics. And I can tell you that, I don't know, a super majority of the time, people need more than a will. but they don't realize that because they know from, you know, just culture that they think they need a will. So that's where that counting comes in.

And when I sit with them, that's what I try to figure out is what their goals are and then what we can do to help accomplish those goals. You know, and I've learned to ask that same question, people will say to me, because I know attorneys around California, around country, I need attorney. and now always ask question, why do you think you need an attorney? Or what do you need a attorney to do? Really is a question I'm trying to ask. With a will, the answer I get off in in California is, I need a will to avoid probate. I say, no, no, it doesn't work that way.

If you have a will, you're going to march into probate court with your will. If you don't have a will, you're going to probate court without a will. Either way, you're going to probate court. Now, you practice, I think, exclusively in Michigan. Yeah, so I'm only licensed in Michigan, but I am licensed in the U.S. tax court. So if I'm doing tax law, I can practice nationwide. But in Michigan, if you have a will, you still go through probate court, don't you? Yeah.

In fact, I have a saying around my office is if there's a will, there is probate. There's no way around it. Yeah. I mean, it might be if you have a estate plan as part of the estate plan. That's going to avoid probate in California. Though in reality, it never guarantees avoiding probate in California because you're going to get sued for something if there's enough money involved. I imagine there's some of that true Michigan, but generally having a proper plan, you would avoid the probate confirmation process. Yeah, so when I'm doing probate avoidance, and that's one of the key things people come to me.

Just like you said, they'll come and they say, I need a wilt. Why do you want to wilt? Because I want to avoid probate. Okay, that's not the way to do it. We need to trust. But in Michigan, it's that same way. you have a proper plan in place, and I tell, I like to tell my clients, the only way to avoid probate is to make sure you don't own anything when you die. If you don't own anything, there's

nothing to probate. So when we do those full estate plans like that, we put in there a pour over will. And I always get the question, why do I need a will? You told me, I don't want a will. I'd say, well, we need this poor over will just in case. It's the CYA document. Because, like you said, there may be a lawsuit involved at some point. If you're looking at $30 million, people are going to try to get their hands on that. If you're, you know, your death was caused because you were hit by a drunk driver, your family's going to want to sue that drunk driver. And so we're going to need to go to probate court for those reasons anyways, but we still get to keep everything pre-lawsuit outside of the court. And I think that's a big distinction that a lot of people don't understand. When everything goes into the court, that's everything that's all public record anybody can go on to court records and look and see what you have and who's getting it it's interesting because as a real estate agent i often get asked questions about a property i'm selling or some situation and i know that probate court is public yet many consumers don't understand that it's available but i think to the consumer it still feels like

everything is being run out in the open for everybody to see all the arguments all the pain all the relationships, the craziness, even though it might be in filings and papers back and forth, the feeling to the customer is it's very public. Yeah. And most people don't do it, but the people who do do it are either doing it for legal purposes or doing it for scamming purposes. But you can go on to any court and pull the records of any case and get everything. So if it's a probate case, unless there's minors involved,

You know, your family's names, your kids' names, potentially their addresses are all published in that public record. And then it'll say, okay, well, my daughter just inherited a $300,000 house. And that's all within the probate documents that anybody can just go look at and print off. Now, do you do a state administration? We have a client who does a plan and then they pass away. The assets go into wherever plan you put it into. do you help the family when they require it to administer that plan? Yeah, so we do estate administration.

We'll do some probate administration as well. I don't do any probate litigation because I don't like to wear ties. So we'll do the stuff that doesn't involve court. But estate administration, you know, usually if it's previous clients in mind, that'll be trust administration. and yeah through administering that trust we basically just have to follow the rules that we put in place when we design the trust now California we have I think it's unique tell me if it's true in Michigan as well I don't think so where if somebody creates an estate plan and left out an asset let's say in my case a piece of property

that they never deeded into the estate plan they have a pour of a will and that may or may not suffice but if there's other proof of their intent for sure like it was listed in the estate plan but they never did the document or the attorney prepared a grant deed the customer never execute the deed or never recorded the deed more importantly we have a process called the headstep petition where the court kind of waves a magic wand and says oh really that's part of the estate plan in michigan if you don't fund a item in the estate plan can it be transferred upon death or after death i mean Yeah, so it's it's almost the same thing. So first there would be the poor over will.

That's supposed to be the catch-all. But if for whatever reason the poor over will fails, like it wasn't signed properly or whatever it might be, the courts are allowed to look at intent. And then they can do it from there. So the court could say, well, clearly it was their intent to put this house into the trust. So that's what we're going to do. The downside is you still have to go through probate to do that. Right. So you have an estate plan, which would have a book.

to probate but for this property and now you have to go through the process. And in California, they say, well, it's just a Hegsted petition. Yeah, but it's a petition and attorney and it's six months to get your hearing date and notices and it still costs about as much as the probate. So it's still kind of. So is that similar in Michigan as well? Yeah. So even if you're just doing a probate for one piece of property through a pour over will,

yeah, you're still looking at six months. be quick in several thousand dollars to get through it got it is a particular process of that's called is there a particular case that's named after or a procedure it is called before to no um not that i'm aware of anyway there there might be but it's just uh um you know we just usually would go with the unsupervised probate uh petition um that way we don't have to go into court and the court signs off on the poor over will and we move it over from there what what kind of evidence would be sufficient to get that, what evidence would not be? Meaning, I've seen cases where, you know, the, the, they went to the attorney, they prepared

the deed, the customer never executed a deed and never recorded it, and the judgment at the end was, you know, if they wanted to put it in the trust they could have and they just didn't want to versus others, there's more, there's correspondence and there's several drafts and it's obvious all along, we're trying to exhibit. What's the evidence that would be sufficient and what kind of examples would there be not sufficient evidence. Yeah, so it's really just a weighted measure, right? Is there more to suggest that it was the intent or more to suggest that it wasn't? Communication is key. And nowadays with emails, we have a lot more communication than they used to back before email was so prevalent. So we'd be

able to show those emails, yes, I want this property in the trust. You know, I email the client, hey, I need your deed so we can move this property of the trust. Okay, here's a copy of my deed. You know, that would work to show their intent. If you don't have stuff like that and, you know, you just left it at, hey, make sure you move all the assets you want in the trust to the trust. And then that was the end of the conversations. It's probably going to fail because there was no intent. But if you have those, you know, you need to move this over. Okay, I'll move it over in an email or text message or whatever it might be. That would be enough. I know some attorneys have the customer, you know, execute and record the deed on the road.

Some attorneys get them to execute it and they tell them to record it. Some actually get them to execute it and get it recorded. Obviously, there's more time. The more involvement, there's expense of some sort, more time involved, you've got to get paid for it. Where do you fall out in that process? Yep. So with real property, that's built into my plan because that's the one asset that I tell everybody, you need to make sure this gets moved into your trust.

The best way for me to make sure is if my office does it. So I have them give me a copy of their current deed, and then when we sign the estate planning documents, I have them sign a new deed right there, and then my office mails it in for them and gets it registered. So really take responsibility. And to me, as a real estate agent, I feel comfortable referring to attorneys to take that approach

because you're responsible for the result for your customer, and not just billing them in the activity, right? I'm on a case now with a state, you know, with $40 million, and the guy had one of the world's great estate plans. He just never signed it. He was too busy to deal with all that. Well, guess what? Yeah, he's gone, and we're all busy helping him get that done.

So that's not good. So you do do the preparation of the deed, and you'll follow up on sending out for the recording of the deed. That's, I think, fantastic. Obviously, you get estate plans done by other people, and they come into you with this problem. You can't go back in time and change that. that that's great going forward. How about bank counts, securities, you know, maybe insurance has a designated beneficiary.

How do you cover that with the clients so they know what's going to happen and or do you get involved in correcting into that? So with me, I give them a playbook, essentially. So within the trust or the estate planning binder that I give them, there's a whole section titled funding. And it lists various accounts and how to, to get them, you know, there's a paragraph or two about how to get it funded. And then I have a document that they sign at the end of it that says, yes, I understand Casey told me I need to get this

stuff done, right? And then I tell people, you know, once you're my client, you're my client. So if you have any issues with this funding, it's all built into what you already paid me for the estate plan. So if the bank's going to give you a hard time, have them call my office or, you know, the title company. I get issues with title companies a lot. They don't trust certificates of trust for whatever reason. Sure. You know, if anybody's giving you issues on that, have them call the office and we'll talk them through it. One of the things that changed, my father was an attorney and in his firm, one of his partners was the wills and trust attorney. And I remember those days, it was all wills. I mean, I'm old and my father was older, obviously. It was almost all wills. And they had in their

office like a huge safe room fireproof and they've stored all the wills and that was kind of part of the you know the old country style attorney you know had the documents and the family kind of turned to them and I know that you know with trust now it's different some attorneys recommend the customer not have the attorney keep a copy because it might be multiple copies might be changed the copies some like to keep a copy now with electronics there's multiple ways to deal with that as well how do you advise your clients on the storage of the documents as well? So I do two things. First, I give the client everything, all the originals.

They get a big fancy binder. And I tell them to go home, put it in a fire and waterproof box. And thanks to an insurance agent friend of mine, I tell them to not store that box on the floor because apparently they're not always waterproof. But put it in a fireproof and waterproof box. and make sure that your successor trustee knows where it is and how to open it. So that's step one. The other thing is I actually have all my clients sign a second set of documents.

So we have two copies of the originals. And then I keep originals in my office as well. Actual hard copy originals. Actual hard copy originals, yep. Wow. Okay. I mean, I think it's a higher standard, obviously, in electronic. Now, I'm curious. I know the different solutions that some attorneys talk about and present.

What's the advantage of for you as the practitioner and with the customer of keeping a second hard copy versus digitizing? Yeah. So my main reason for doing that is because I know not all of my clients are going to go buy a safe and put their estate plan in it. Oh, imagine that. Yeah. Follow your instructions. Right. So I keep a second set of hard copies so that if something happens, happens to those, then we still have an original, you know, in my office.

And I, I just, yeah, it's just, just there as a backup because I've had several times where families come to me and they're like, I don't think, you know, dad had a trust or anything. And I'm like, I'm pretty sure he did because I've got the documents right here. Right. Right. Yeah, I think, I think that's a great service to offer. And I know some people have a whole drama with it. I have a, I have a, a, attorney friend of mine in Texas where he has a, you like an old bank building with a walk-in vault, he walks the customers in and they do the signing there and it's very dramatic. And, you know, nothing wrong with some excitement of your business.

But at the end of the day, I think having a copy and a backup and taking responsibility, when attorneys tell me they don't want to keep a copy because blah, blah, blah, I'm kind of like, but you haven't solved your customer's problem, right? The goal is to solve the customer's problem, not to avoid your own problems. So well, and that kind of gets back to like the way that I kind of introduce myself and my clients when, you know, if you've been on my website, I say personal family lawyer. And I don't mean family lawyer like I do divorces because I would I would never be caught doing divorce. But I want to be your family's lawyer. And that's, and that's part of it.

I feel those attorneys that say, okay, here's your documents. Now I'm done with you. they just see it more as a one and done transaction, whereas I want those people to come back, hey, I bought a new house, I had a new grandbaby, better go tell Casey because we probably need to update the estate plan. Yeah, and I think that's the difference between when you focus to solving customers problems versus just getting paid.

I think in the long run that builds a business, but it takes a little more work up front, but over time you have the equity of those relationships, which is really viable. Right, and then, you know, the plan is for that to be generationally, as well. You know, I get to know their kids because they become the trustees of their estates and so on and so forth. So how do you, I mean, I'm not sure where you are in your business development phase, but I know one of the biggest challenges, there's two, I think, one is getting customers who should have

state plans done to get started. And the second one is to get them to finish, right? It's like everything with customers, we can get them great advice and it would be very valuable in that regard, but unless they executed isn't worth much. What do you do if anything to help encourage, you know, clients who are maybe now the second generation who should also get in line and get their documents put together. Maybe they have kids now that your client would look as their grandkids what do you see provided for? How do you kind of encourage that process or does that just happen and you can sit there and hold your breath hoping it works out? So it's a lot of education and the education is not only at level one. It's, you know, I'll tell my clients,

your children should really have this type of plan in place too because what you're doing for them, they should do for their kids and then kind of encourage that education. So sit down with them and say, this is why I did an estate plan. This is why I have a trust. So that education part of it, because that's a big part of it is people don't know what they don't know. And estate planning is one of the ones where people really don't know a lot about it. You know, I, every week in my networking group, people, they tell me that I just come and tell

scary stories. Yeah. That's probably true. But that's because we see when things go wrong. And that's my job to prevent those. And so if we can prevent those issues for multiple generations, then it'd be better for everybody. It's never a problem until it's a problem. And then it's a problem.

Yeah. One of the challenges I'm sure you face is there's always a cheaper solution, same with me as a real estate agent, right? There's always a cheaper who'll do it for less. At some point, you educate customers and they enough choose in based on the value proposition that you're presenting. In some cases, some attorneys kind of struggle with that. How do you kind of approach that when you must have the discussion with every client?

You know, obviously it's an easier discussion when they're referred by their parents or by friends or neighbors, how do you have that discussion and where do you follow out on that? Yeah. So, you know, there's, especially when you're dealing with stuff like legal Zoom in those self-help sites and, you know, they do it for, you can get a trust-based estate plan for, I don't know, a quarter of what I charge. When I have those conversations, when, you know, I try to make sure that the value is there, say, well, you're not going to sit down with somebody for an hour and a half like we just did when you go through legal Zoom. Now, you might take the information I gave you and go to legal Zoom, but I guess that's your prerogative.

So I set up those first. So the first two meetings I have before I design an actual plan for people is all education. So the first one, we just kind of do like a 30,000 foot view. And then the next one, we narrow down and talk about the nitty gritty, all the details, you know, what, who's getting what, where everything's going, how much you have all that. And my goal through those two meetings, I don't charge anything for either of those meetings. So, you know, I'm two and a half, three hours in before we even talk about price. My goal with that time is to build that trust. This is why you're paying me more than legal Zoom because I'm going to be here for the rest of your life.

and you can trust me with any questions or issues you have as the years go on. You know, it's funny to say that's because when I started in probate real estate as a real estate agent and marketing myself, I really looked for your referral sources, attorneys, obviously, for usheries, and there were services, let's say the second third tier below legal zoom, and then I got involved with the second tier. What I found was the kind of customers who they attract who can do everything on the round just weren't even good customers for me. They weren't coachable because they knew they could,

they knew everything I knew because they went online and they're rated on the website. And it's like, well, then you don't need good luck. And I think it's one of those things where it kind of sucks people out. I'm glad there are those self-help real estate systems because those customers need to sell house too and they deserve to get represented. I'm just not the right fit for them.

I imagine the same is true with your business. At some point, anybody who thinks they know as much as you do is, you know, welcome to take those other alternatives. But I can say as an age I see, they get the, you get what you pay for or less, actually. I think the problem is if you don't get the state funded, you've really just wasted a lot of time of money, I think. Yeah. And I see that a lot, too, the ones that come in and they, a lot of the ones that say, I just need a will. I'm like, well, have you ever thought about a trust?

Yeah, I don't want to trust. I'm like, okay. Why do you think you need a will? Because of this and that and this. I don't really think you want to will. I think you want to trust. And, you know, they're going to continue to argue with me. I'm going to say, you know, I don't think this is a good fit.

Feel free to move on your own. So I do get those occasionally where they come in and think they know everything and they don't think they need to pay me thousands of dollars to do it for them. And that's fine. They could be right. You know, but I tell other people that I just charge more when you come back and I have to fix things for you. Well, that's part of it. you do get those cases where people went around and so they got messed up and then that becomes

or make cases like you said you don't really do the deep litigation so you're going to have to refer them to a litigator and that's very expensive i don't think people ever understand the cost of that is i've never had any customers say wow the litigation was good for you no cheap cheap and fast are never two things that go with litigation no you know one thing that strikes me i'm just kind curious to throw a question out i don't have ever asked this of an attorney but I know that when I do coaching calls now and team calls where I'm part of the administrative team or I run a brokerage, we record them now and use AI to summarize that. I would imagine that there's opportunities.

Now there's privacy issues and security and all that. Are you using anything like an AI when you have these several multiple hour coaching calls or consulting calls? Are you using AI at all to help summarize that? Or is that something that just doesn't quite fit yet into your business? Not at this point. I will use AI, like for instance, to like a follow-up email after the first email where I'm saying, hey, these are the next steps. I'll use it to kind of clean up those types of things. But I'm not, at least at this point, using it to, you know, do those things for me. It probably is very powerful and yet deceptive. I know for me, I keep getting real estate off for contracts and looking for a tool to scan

it and then give me a list of key points. And it always gets like nine out of 11 right and it just makes one or two points. But if it missed that one or two point, I have a problem. You know, I have a license problem. I have a potential lawsuit problem. And so I imagine the same is for you that if you rely on it, you're going to miss something. You have to add your notes, I would think, to really rely on. Obviously, I'm a real estate broker.

That's my focus. And a lot of the people on my podcast are real estate agents. I'm sure you must get probate business coming to you from real estate agents, if not hopefully referrals for state planning from real estate agents. Talk a little bit about your relationship with real estate agents and where you think they can be more effective in serving their customers. Yeah. So I get a decent amount from,

referrals from real estate agents and mortgage brokers. And that relationship started as kind of, you know, just me educating them. And I actually, my office is in a real estate office. I'm in a Keller Williams office. And so, you know, we'll work together. And I try to get them to understand, you know, when somebody buys a house, especially if it's a first time home buyer, they don't have any idea of a about estate plans and trusts and usually and why they need one now that they own a house.

Because I'll be the first tell you, if you don't own a house, then we'll start talking about maybe just a will or, you know, something with a little less probate avoidance in it. But when people buy those houses, you know, that's when we need to start talking. So I like to talk to them about, hey, when you have a customer purchase a house, you know, ask them if they've ever thought about putting it into a trust. And if they say no, send them to me. If they say yes, send them to me. You know, I use that a little different way I present it as a key business generation tool for real estate agents that's free and I think of real value, meaning everybody we talked to who's shopping for a house.

We should at least ask the question, how do you plan to hold title? We're going to need to know what we write the document out. But if their plan is, well, we don't have a trust. We're buying it as Bob and Mary. Have you considered the advantages either before you buy the house? ideally or afterwards of an estate plan and then every way we talked to you about selling typically we pull the deed before we go there we know how they hold title right they may not know it they may have gone to the state planner and got the

binder never executed it and we know that's the problem what a great way to start the relationship to point out why you should work with me because a I check the title be I have a great attorney that can fix this problem for if there's something you need to get done and so if you're in a real estate I was I would think that that would be a great opportunity to help coach them up on me generation for their business that would result in what kind of business you want to go to. So feel free to pass on any other agents to me. I have a YouTube video on free, how to just serving your customer, just asking the question,

like you said. Yeah. But we should be asking everybody we talked to, I think. Yeah, for sure. And that's, you know, when I moved in to Deb's office, I, uh, first thing I did was, hey, can I put these, uh, benefits of living trust brochures right here next to where you do all your closings? So why would you not?

Yeah. Yeah. Yeah. And you know, that's probably a little too late. You should be at the front desk. Yeah, that's true. Before we get to the closing table, because the closing table is probably a little late. It's a different phone call, I would think.

So, oh, I have a question. Oh, yeah, real estate. So in Michigan, what, in California, obviously, we're very regulated state. I don't think it's surprised anybody. When we list a property, we have a separate probate listing addendum, as well as a probate advisory. And then we're going to escrow. We have a probate purchase addendum separate

with the same advisory, but an advisory, for every probate transaction. I don't believe any other state has a standardized association realtor forms like that. Do you advise agents when they either sell property or make offers on property, any specific form or addendums that you recommend they have in their contracts, protect the customers, or to protect the brokerage?

No, not particularly, you know, much like most states, I would imagine. Michigan's a lot of form-based when it comes to those in their state-provided forms. I do work occasionally with them on their contracts when they hire them to be the listing agent or whatever it might be. you know, max liability protection for my client, the real estate agent, you know, no guarantees and all that stuff. But when it comes to forms, no, it's all state-based forms for the most part. Is there anything you would recommend to a state selling a property that they should put in their listings or put in the MLS or put in the contracts that give them extra protection or do you think it's not necessary? I don't, it's probably not necessary. I mean, there's a lot of protections already in place. You know, the issues I see a lot when there's real estate transaction, especially after there's been a death and, you know, the house is being sold from the trust.

It's just clear title. And so we need to get certificates of trust and proof of trusteeship and all that stuff going before you can even list the house. and, you know, that's one thing that I've seen where they're like, hey, we've got a buyer. We need to, the title company needs to talk to you. When's closing tomorrow? Okay. Well, good luck with that. Yeah. Yeah, definitely.

The time to get all this stuff is ahead of time if possible. And, you know, again, I think because California is just more litigous state, you know, we have more rules, regulations. But I do think protections. I have to say, I do feel like are just not to affect you, but for those, watching California Association Realtors Forum on the probate are really worth reading and I do think do a good job protecting me as the agent and protecting my customers and I think it's important to you know that only works if you read the form I know what to how you use it so kind of my shout out for that and then lastly I'm sure you must work with the like you see of realtors who refer

your business and I'm sure you have occasion where you have an estate that needs to sell property that you refer to what do you see as the one or two best practices of the real estate agents that you feel comfortable uh referring your clients to in those cases? So one of the main things I look for is communication, because that's one of the things that looks poorly on me when I refer to somebody is, hey, this person did a good job, but I don't think they communicated very well. Well, it might have got you top dollar, but you're still unhappy with them.

So communication is key. You know, I like to sit down with them and talk to them about, you know, how they do these things and how they keep their clients up to date on the problem. process and what's going on and so on and so forth because, you know, lack of communication is where lack of trust starts to build. So that's the first thing that I really see or that I really look for. And then, you know, obviously you want someone that's going to do what's best for the client, you know, not a, not a self-centered agent or anything like that. Fantastic. Well, Casey, look, I appreciate, obviously your wealth of knowledge, we've gone

for a while, but I'm kind of at the time I paid for, just kidding. I've been very generous your time to offer to us today. For those of what more information regarding Casey and the service he offers, Casey D.comclan.com is the website, and there's a picture there and all kinds of good information if you go down below. And then I have on the screen as well as contact information with his office phone number and email and so on. Thank you so much the time today you spent with us, Casey, and I appreciate your time and look forward to continuing the conversation with you. Yeah, thanks, Bill. It's been fun. And for the rest of you, this is probably weekly. We get together every week most commonly with a state planning or probate attorney also with vendors

sometimes to help us be more effective in our business if I can help any way reach out at Bill Gross Probate and social media please like and subscribe this if you're like here or subscribe to if you want more as always make today your best day ever thanks so much