Your Title Company Is Killing Your Deals, Here's Why | Ash Selle

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2:03What had happened is they didn't make the auction. The money got rejected. The property went to Sheriff's Sale. Basically, all parties were screwed in this transaction. And we're talking several wholesalers. We're talking the end buyer. She lost her money because she sent it on to reinstate something and never got reinstated. The seller gave a deed to someone and the property went into foreclosure. What is up? What is up? The more show family welcome back to maximizing opportunities in real estate. My guest today has 25 plus years in the space of title in escrow. And she knows exactly how to take those complicated deals, the ones that are super challenging, super hairy, and get the deal across the finish line. She has Phoenix closing, she is a founder of Phoenix closing. Ashley Celi is here. How are you Ash?

3:03I'm awesome. How are you Justin? I'm super great. I'm super excited about this as someone who's done thousands of transactions myself. You, you've usurped me. I mean, you're tens of thousands of transactions in this multi decade career. The real estate space is changing real time. You own Phoenix closing, right? And first and foremost, where can everyone go to get a hold of you and learn a little bit about your title company or get in contact with some of your representatives? Sure. Our website or web address is vnixclosingco.com. We can also be raged through Instagram, Facebook, any of those platforms. I do love to speak to my clients one on one when we are just meeting and bringing in potential clients. So my cell phone number is 612248 6108. And we have a great team. Everyone's really skilled at investor friendly transactions and traditional transactions throughout a lot of the US.

4:11That's awesome. Okay. So Phoenix closing co.com. Congrats. I love that. Now the real estate market is changing. We're all fighting tooth and nail to get deals and a lot of these deals now become deals because they're hairy because it takes kind of this expertise. I've done this now 20 years. You've done it 20 plus years. You know, the four year investor, a lot of times doesn't know how to configure those deals. What are you seeing right now in the state of uncertainty that is coming up? Yeah. Sure. The market has certainly shifted. I spoke to a couple clients actually to ask them kind of what they've been experiencing. And they all have, you know, it's different realities for a lot of the sellers. They all use different types of. I'm sorry, excuse me. They all are season investors and they all use different types of models for finding properties and, you know, getting deals to contract.

5:15But they all agreed that with the market shift is just so much uncertainty with the buyers. They're comparing a lot of stuff to like everything should be so perfect and wonderful. They're like a lot of social media posts and tick tocks and things like that. So it's getting a little harder to move some of the properties that they're flipping and stuff for single family homes. We're also finding that sellers need to kind of adjust their expectations. It's not the same market that it used to be. But agents also need to influence and make these sellers understand. So we're all kind of just dealing with a weird market. One thing I found is nobody mentioned interest rates, not one person complained about that, which I found really surprising. We're running into a lot of buyers back in out last minute, getting cold feet. But a majority of what we're doing, what we're really busy with and keeps us consistently busy year to year, which hasn't changed so much is helping those that are in distress.

6:23So people that have lost their losing their homes are going through divorces. They're going to prison. They're someone's deceased, all of those types of things. So. You know, you mentioned interest rates really quick and you're saying that, you know, when you talk to some of your highest producing clients, now you're in seven states, correct? We're based out of the Twin Cities, but we are in seven states. So that would be Arizona, Iowa, North Dakota, Florida, Michigan's been a hot one for us. North Dakota, Wisconsin, and of course, Minnesota. Okay. And then you have plans to even go beyond that. Absolutely. A lot of the Midwest, I would say, and Southwest for sure that aren't attorney kind of lead states. They're a little easier, especially for investors. So we're definitely going to be expanding and we're going to expand pretty quick. I used to handle up to 20 states with previous companies.

7:27So we're already familiar with what needs to happen and, you know, how it's different from other markets, things like that in those states. But definitely really aiming for Arizona right now. I just feel like that would be a really awesome market. There's not a lot of competition for an investor friendly title company or closing company. There's a huge need for it based on the groups that I'm a part of down there. So I really want to jump in that market. Florida also, what also because of the seasons are opposite for this market. So when it's busy here is slow down there when it's hot. Yeah. And vice versa. Yeah. So you mentioned about the highest producers that you're talking to. What are you they seeing? And you said no one's really mentioning interest rates. But you are also in the same breath. You said, you know, buyers are getting cold feet. They're backing out. Right.

8:27After 20 years, I just feel like that is actually because of the interest rates because they're trying to figure out can I really afford this home? Would you agree? And that's why I was so surprised by that that that wasn't a huge thing for any of them. But what we're finding is I don't know maybe the investors think that's not the issue because they're canceling during like inspection periods or or maybe they think they're shopping for a different property. Maybe the investors aren't being realistic. Honestly, I'm not sure. But we are having trouble getting a lot of the traditional buyers to the closing table. Now, when you deal with something to hair your deals, are you is that more of the investors the buyer not the traditional buyer you're dealing with someone who's looking to come in and fix and flip it or you know turn the property around. Brought and wholesalers lots of wholesalers. So you work as wholesalers fixing flips subject to wrap deals, you know, as creative as it gets you this is your sweet spot.

9:27So that is my sweet spot. That's where I wanted to focus on that was what I decided over a decade ago. I wanted that to be my niche market because there is a huge need for it. And there's not a lot of competition. So it was a smart move. We're consistently busy. No matter the season. And I really just like the challenges. I honestly would be terribly bored if all I had to do was handle traditional transactions. Although I love it when you know there's a first time home buyer and we can celebrate that's always nice. I mean, I love it when there's a transaction where everybody's not deceased. So yeah, I mean, this is easier. Easier is easier, right? You know, you have easier is easier and I don't know my brain just the way it works. I just have to stick with the more complex transactions and I get a lot out of just helping. You know, people, investors that treat sellers with dignity, you know, and have integrity.

10:31They're super transparent. It makes us feel good. Every seller that comes to the table no matter what they're dealing with, how detrimental it is and who they lost, they still leave happy. And that's really an important thing for me and my team. And we all have that same mission. Are you seeing a lot of bad actors in the space? I've been in the education space for 15 years and you know, I feel as if now there's more bad actors than ever in the investing space. It's terrible. And I know that they're going to cause a lot of new regulations throughout the country for things, especially when we talk about like these sub-tos, things like that. I mean, I have told many clients that I would not work with them going forward if I see any red flags. I would rather be transparent, be honest, do the right thing versus money. It's not the transactional part of it for me.

11:33It's keeping up with our company culture, our mission. We are not okay with bad actors and they're everywhere. And some of them don't intend to be bad actors, but they're hearing a lot from like gurus online and this and that. Like, oh, you can do everything with zero dollars. It's like, okay, but what about the seller? You know, and there's people that won't submit earnest money or they'll totally not be transparent about the transaction and I'm doing an assignment. And then I'm doing a double closing and a triple closing on the same deal. And you got all these wholesalers wanting a piece of it. And it's like, if there's trans, I don't care how much money everybody makes just that you're all transparent. Because when that seller gets the closing table, they're confused, they're concerned. They don't trust anybody. And I got to clean it up for them. Yeah. We just, you know, it's transparency is huge. And being ethical ethical is my favorite word.

12:33One of them other than methodical. And I, you know, I just stick with it and integrity is really, really important gets us far. There are moments that define who you are and who you're becoming. And when those moments arrive, what you drive should rise to meet them. The Range Rover Sport commands attention from the very first glance. Every line, every detail engineered for impact inside refinement takes over with sculpted 22 way heated seating with available massage and a 13.1 inch touch screen that puts everything within easy reach. But the Range Rover Sport isn't just about luxury. It's about uncompromised performance too delivering a powerful agile drive that feels as confident as it looks. And with nearly endless ways to personalize from interior finishes to wheels to unique colors and accessories, your Range Rover Sport becomes unmistakably yours. For those who expect more from every moment, there's a vehicle designed to meet it. The Range Rover Sport exclusive offers available now.

13:36Explore further at Range Rover.com. If you like YouTube, you'll love YouTube Premium. Hi, I'm Sean Evans from Hot Ones and I want to tell you about YouTube Premium. It has offline downloads so you can watch without Wi-Fi, background play, so you can lock your phone and it still plays baby. Oh, and it is completely ad free. Yes, I said it ad free. Try YouTube Premium for two months free at youtube.com slash premium. Trial eligibility varies, terms apply, cancel anytime. This football season control your game day your way with passes from sling. Choose a one, three or seven day sling pass to get instant access to live football on top channels like ESPN, starting at just $4.99. Watch or stream your favorite college or pro matchups at home or on the go because watching football shouldn't be complicated or expensive. Sling lets you do that. Learn more at sling.com.

14:39I'll admit it, I'm one of those people who gets excited for football season way before the first kickoff. That's why a trip to total wine and more has become part of my game day routine. I can get the cooler ready with my favorite beers and ready to drink cocktails. I'm usually picking up enough for everybody. So it's nice knowing I'm scoring the lowest prices. This season make total wine and more part of your game day tradition. Spirits are not sold in Virginia and North Carolina drink responsibly B21. Yeah, you know, I'm out of the transactional space the last couple of years. I left the fix and flip space. I left the wholesale space. I did that for a very long time. Did very well for me. The thing I always found is you know, I was one of the earlier. Before we dive in, I want to talk to you about LFS capital. If you're looking to build passive income through multifamily real estate, LFS gives you access to exclusive apartment investments that aren't available to the public. If you want to diversify beyond stocks and create real cash flow, visit LFS capital dot com to learn more and to get on the investor list.

15:42I personally invest with LFS capital and they have been incredible to work with. Their team is top notch. I get passive cash flow distributions to my bank account every month. And I'm always in the loop with what's happening with the apartments I'm invested in. The best thing is I don't have to worry about managing tenants or dealing with repairs. The team of LFS handles absolutely everything and my income is 100% passive. And that's just the way I like it. So if you want to build wealth and passive income without all the work and additional risk, visit LFS dot com. Now let's get to the show. The earlier people in the wholesale space, right? Who understood the transaction so back in 2012 and 2011 and 2010 when the country was still trying to figure out the short sales and the foreclosures and it was still happening. And so I understood how to kind of play that game. But it's just becoming increasingly worse with, again, like you said, you know, so many people out there that don't have money that never had money.

16:44They don't have any intention ever to do this and they basically effectively lie to the seller. And, you know, harm the seller. There's a lot of which is totally different, by the way, then all the this, you know, wholesaling is illegal. Right. Bad apples and bad actors are bad actors, right? Wholesaling isn't illegal in my opinion. It's not buying a house subject to the existing loan is not illegal in my opinion. It is what you say and how you say it and then the actions behind it that start to make things questionable. That is correct. What do you see coming down the pipe in your world and I know your head down and you're growing this incredible company and transacting. But there is still this whole thing about, you know, creating wholesalers have to get licensed. What do you've seen or what do you up to date on that I'm a little bit out of that now?

17:47I've separated myself from that space. So I'm not sure has it made much progress or are getting anywhere there with that? I mean, it really depends on the market. What state you're in. Like I know Texas, they're really hammering down on things and they always have been. I know there's case law basically everywhere. So there's going to be some regulations. I'm just I haven't seen any really solid ones come through yet. But like a good example of a bad actor and a deal that could go south. This would be an example of something that I think will cause those types of regulations. So, I think it's just a big difference. They're going to be a part of the department of commerce and our state. Let's say we had an investor come to our company. This is a couple years ago and they begged, please, please.

18:47You know, we want to close this deal. We have to close on a Saturday. The auction is on Monday. And I'm like, you know, that just doesn't sound right to me because what if we don't get that money. the share of sales probably gonna be at 9 a.m. or 10 a.m. Monday morning. So I backed out. I said, you know, I'll pretty much say yes to everything. I rarely say no, but I backed out. And I said, I wish I could help you. You're gonna have to find someone else. So they went to my only true competitor within the state and for investor-friendly transactions, I should say. And they closed it. Well, they all got really huge pickle later. There's a really, really long lawsuit because what had happened, it was subject to, there were a couple assignments involved. Cellar got rushed to the table. They signed on Saturday or Sunday. Cellar didn't understand what was going on.

19:47Cellar didn't have time to read through everything. They didn't have all the appropriate whole harmless and disclosures. Nothing was done correctly to make sure that everyone was thoroughly aware. When I have a subject to transaction, I personally want to sit with that party and make sure they fully understand what they're gonna need me to before I first sit. But, you know, a lot of wholesalers rush, rush, rush, they want the money. I get it, you know, I'm all about helping investors make money, totally get it. But when you rush, there's a lot of red flags there. What had happened is they didn't make the auction. The money got rejected. The property went to Sheriff's Sale. So basically all parties were screwed in this transaction. And we're talking several wholesalers. We're talking the end buyer. She lost her money because she sent it on to reinstate something and never got reinstate it. The seller gave a deed to someone

20:48and the property went into foreclosure. I mean, there was so much going on here. Everyone got sued, everyone. Every party got sued. So in, you know, that's some case law that's gonna start prompting things. So the bad actors out there and the people that care about money and rush, rush, rush, are not doing things properly and not disclosing things properly. They're gonna screw it up for a lot of people. Oh, absolutely. Yeah, they would. Yep, a subject too is totally legal. There's an ultimate deal with it. You just have to be a smart investor and have the right exit strategy when you get into those types of things. So talk to us about the things that you would advise. And again, you know, I think some of these investors need to listen, you are looking at all the deals, all the paperwork, all the nuances of every deal. What are some things you advise? Don't do these things. You will get in a pickle and or I won't either participate. Like you bring me a file and a structured like this.

21:49Don't come this way with that. I won't do it. What are a couple of things that some of these wholesalers or creative finance investors argue? The things not to do. My biggest one and this is the question that a lot of the wholesalers are told to ask by others on social media. When they interview investor friendly title companies, that question is you're not gonna share that it's an assignment, right? You're not gonna share that there's a different file, right? And right then I'm like, nope, not doing it. You know, if you're not willing to be transparent, I don't care. You can make a million dollars on this deal. I don't need to disclose that, but you do need to disclose that you're doing this for profit. A lot of those things is like, you know, you're just trying to hide things, you know, it's really easy just to disclose things honestly and not run into a problem.

22:50I've had a lot of closings screw up because of not disclosing things. And also if you're like a real estate agent and you're licensed, if you're licensed as something what you're acting as an investor or a wholesaler, you need to be sure that you're putting in writing that you're not working under that license or acting as an agent in that transaction. Because that can get you in a lot of trouble with the state you're in. Lucy. Yeah. So essentially non disclosure, like a lack of disclosure is where these investors are hurting themselves in and or you wouldn't want to play in that escrow because, you know, someone is doing it. You've seen at least people do that with malicious intent, right? Like I don't want this close because something negative right where if you're on the up and up then disclose away, right? There shouldn't be a reason. I come from a background of sales. I was able to always talk sellers and understanding what I'm doing. Hey, if I can't fund this,

23:51I'm going to bring it to my net work to say, hey, here's an investment deal you guys might like. Yeah. If you're okay with that, then I'm going to make sure that this closes, whether it be myself and or someone that is out there that likes to deal like this, sellers with that little part of the script when I was in the business, they never had a problem. They want to sell the home. Yeah, they don't care who the buyer is. You know, and if you assign a property, the assignee, they don't care how much you agree to with the seller. They just care that the numbers jive and work for them. One story I'd love to share though, as an example, a very recent transaction we had going on was a wholesaler signed a purchase agreement with the seller. We're getting close to closing crickets. Pulsars nowhere to be found, not saying anything. And the first thing that tells me immediately, I'm like, ah, they don't have a buyer and they didn't disclose to us

24:52that they're looking for a buyer. Well, this poor seller had already put a deposit on another home. She had already had everything moved out of the house. It hurt the property she was purchasing. The sellers on that was contingent on her sale. Like there were all these parties involved. You know, so many people involved and this wholesaler was not empathetic, did not care, did not communicate anything. And then they just decided, you know what, we can't find a buyer, we're just gonna cancel it. And I mean, the seller was dev-fist. And so this wholesaler is going out with the intention of never coming up with that money. You sign a contract, standing you buy it, and now you're backing out. That is a huge no-no to me. Like if you wanna assign it, or you're gonna try to wholesal it great, your exit strategy also needs to be that, hey, I'm still gonna go through with what I signed an illegally binding contract and purchased your home.

25:53So that long story short, that wholesaler will not be working with our company. There are moments that define who you are and who you're becoming. And when those moments arrive, what you drive should rise to meet them. The Range Rover Sport commands attention from the very first glance, every line, every detail engineered for impact. Inside, refinement takes over with sculpted 22-way heated seating with available massage and a 13.1-inch touch screen that puts everything within easy reach. But the Range Rover Sport isn't just about luxury. It's about uncompromised performance too, delivering a powerful agile drive that feels as confident as it looks. And with nearly endless ways to personalize from interior finishes to wheels, to unique colors and accessories, your Range Rover Sport becomes unmistakably yours. For those who expect more from every moment, there's a vehicle designed to meet it. The Range Rover Sport exclusive offers available now. Explore further at RangeRover.com.

26:56Hey, what's up guys, it's Hayley Bailey. Okay, I need to tell you about something. I just got YouTube Premium. It's got tons of awesome features like offline downloads so I can download my favorite videos before I travel and watch them whenever I don't have Wi-Fi. Because we all know airplane Wi-Fi is the worst. I get to add free, I get back room play, and there's like a ton more in there. You should try it. If you like YouTube, you'll love YouTube Premium. Try it now for two months free at youtube.com slash premium. Try a eligibility varies, terms apply, cancel anytime. That's a mouthful. What's better than watching college football? Watching it on your own terms with Slang. Slang lets you watch your favorite college teams on ESPN, your way, starting at just 4.99. Whether you want a quick day pass for 24 hours of non-stop action, a three day or seven day pass or a monthly plan or a full season pass, Slang gives you total control over how you watch. Watch college ball your way, Slang lets you do that. Learn more at Slang.com.

27:57Welcome to the newest grocery outlet location, your couch. No parking lot, no shoes required. And the commute is approximately zero feet because now you can shop Instacart or DoorDash and get your grocery outlet favorites delivered right to your door with the same great item prices as in store. Your couch has never been this productive. Grocery outlet, big deals, now delivered. Yeah, absolutely. So give some advice of what they should be doing. What are the best practices these days from your side, right? The gurus are gonna say what they're gonna say and here's how to navigate the deal. And here's how you do it. Great. When you are on your seat doing dealing with tile and escrow, I want you to now teach. You take the time to teach them. What are the best practices in the wholesale space, the creative finance space? What should they be doing? And how? Yes, absolutely. So when we're talking about the disclosures, one of the biggest things on a purchase contract,

28:59sales contract, whatever is, when you're putting your company's name or whatever name as a purchaser, always add and or assigns after that. Because right there, you're making it very clear to that seller or anybody else that reviews that purchase contract that you may assign it. And that's okay. Nobody can come back and contest that. That would be really important. You're getting into sub-tutials, get team up with an investor-friendly title company that does creative deals. I know everybody is hearing all these different techniques and what you can and cannot do. I end up getting calls where it's like, no, I know you heard that. And I know everybody's saying that, but that's not the fact. So you really want to connect with someone that has expertise of knowledge so that they can help guide you. Or a lot of people send their purchase contracts to me and say, hey, this is a sub-tutors.

29:59It's a little bit of a good deal here. Absolutely. But we also have packages that we have seller sign. So they know up front, what type of deal they're getting into? So there's no question. If they came back and said, well, you didn't tell me this. No, we did. We went through everything thoroughly. And same with novation type transactions. Make it really clear, have work with a title company that has those tools to help you. And it's going to make you look more credible, too, right? So that's a huge thing because so many people are coming in and acting like they know everything because they paid for something online. And just to find that I have to end up teaching them how to do it the properly. Yeah. Yeah. Then so it's even more fun to use. I think it's an era of policy service. It's like I'm consulting for everybody. Yeah. And back in the day, funny enough, because I started back in 2007 where there weren't

30:59nearly as many goers or as far as like, you know, four. Yeah. I would do that. I would lean on my asker officer to say, hey, I think I'm doing this right. I'm not totally sure. Can you offer some advice? And without putting more work on it for you, right? Without putting more work on for you, people should understand like Ash is there to make sure the deal goes through for you and the seller. She wants both of you to get this deal done. So if you're sitting here wondering, should I put this disclosure? Should I write it up like this? She's going to give you the right answer. So I would encourage anyone listening to this that is looking to be in the transactional game and the wholesale game, the creative finance game. Get a hold of the bash if she's in your state. But what's seven states? Are you in again, Florida, North Dakota, Minnesota, Arizona? Iowa. Iowa is a hot one. Michigan. Wisconsin. Wisconsin. If she's in your state right now, reach out to her immediately. Let her tell you the escrow's, like get escrow open with her.

32:01Let her review your paperwork. Let her review your your disclosures, right? I mean, it was kind of a hack I used, right? Is I didn't have to go pay the guru $20,000. I just asked my escrow officer, is this look good, right? I was able to download the purchase agreement online. 99% of this is free, everybody. I want everyone to know that. Like there's incredible educators out there that can actually educate. But a lot of the stuff is either on YouTube or on the internet that you can download and watch and understand. And then you come to a resource like, ah, shit, Phoenix closing co. And you say, is this right? Do I need anything or omit anything? It's just a hack. I honestly, I mean, that is great advice to give to others. I'm not an attorney, I can't give legal advice, but I've seen enough of this that I'm happy to help newer investors. Because once I do, and once, I mean, I've invested a lot of time in training investors

33:03how to do like share of redemptions. And in fact, after this, I'm meeting some of my newer clients down at the County Courthouse in Minneapolis, because I'm going to walk them through how to do a junior-lead redemption. And that's time I'm taking out of the day as the owner of my company, because I want to show them how to do it, right? Because I know they're always going to stick with me and be loyal. And if I show them how to do it the right way, that's a huge value for them. And it's valuable for me because it makes every transaction after that like simple. Yeah, you know, what you've done so well with your company and your brand is you actually are a practitioner of getting into the trenches, going down to the County Courthouse is doing the things with the investors. I promise you, I've worked with the largest companies and we all know those names, they don't have that ability. I always loved working with companies that had that extra touch, that customer service, right?

34:05And again, you're in seven states now, you're going national, but if they're in, if you're in those states, the Wisconsin's in Iowa and Florida and Arizona, North Dakota and Minnesota, like get a hold of her, because you will hold your hand to get these transactions through, whether they're incredibly hairy, or maybe you're on the newer side and you're like, I wanna make sure this happens. Can you make sure I'm dialed in? There's no way out, the buyer's committed, whatever those things are, you know, Ash is there to serve you guys. Anything else that you want the investors to know about, A, the services that Phoenix closing code does? Again, we mentioned the website, also where to find you directly, you gave the phone number or your Instagram handle, whatever you're most on, where can people find you? And actually I didn't mention we do have a main email address and it's info at Phoenix PHOENIXCLOZINGCOW.com. We also have our website, which is phenixclozINGCOW.com.

35:05It is getting a little revamped because I have some additional services and things I wanna offer and get more value to clients because that was still my startup page, but you can still find me there. Also on Facebook, you can find Phoenix ClozINGCOW.com. LLC. Also, a lot of my clients are friends with me on Facebook, which is really awesome because we get into a lot of different, you know, marketplace groups and everything together. And my name is Ash Celi, S-E-L-L-E. I do have a pretty awesome team of girls that are always available and always helping. One of our main things is, you know, when you find an investor-friendly title company, you wanna treat them like gold, you know? And our biggest thing is communication. Like my competitors are lacking in that, is the communication and the speed and how prompt we're getting to things because literally everything in our industry

36:07is urgent for investors, everything. Okay, so yeah, of course. So that's one of the top things and it's really rewarding for us to be able to help investors that live with integrity and just helping people that are going through loss, putting sellers in a better situation later. That's really my purpose. Putting money in the investor's pocket and then helping that seller find their next chapter in life. Yeah, and I'll reiterate, like, guys, Ash is here to get the deals done. I promise, you sir, as a resource to get it done the right way, first and foremost, but she wants us to go through the same way you do as the investor, the same way the seller does. So lean into these resources, be kind, by the way, I know that as an investor, like, we tend to be pressing and use some kindness, right? When engaging, because you're not their only client, they have multiple files. So try to be kind and aware that there's a lot going on

37:07in these deals. And so Ash, I really appreciate coming on to PhoenixClosingCode.com. Get with her on Facebook, use the email, she's phenomenal, phenomenal, phenomenal human. Thank you so much for coming on. The more show maximizing opportunities in real estate. You've never been one to settle. Stand down or stand still. You're a lifelong learner, energized by excellence. There's a fire inside you, you can't ignore. You've got competition to outrun, momentum to build on, and your own high standards to meet. Stop now, not a chance. At Capella University, you're the one to be the best. You're the one to be the best. You're the one to be the best. At Capella University, we help you catch what you're chasing because you've always had the drive. Now, go earn the degree. Capella University, what can't you do? Visit Capella.edu to learn more. It's fall in Jeep country, and during the drive-in-to-fall sales event, get a great deal on four-by-fours that refuse to be contained, like Jeep Wrangler,

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