Good morning, and welcome to Mr. Cooper Group's third quarter earnings call. My name is Ken Posner, and I'm SVP of Strategic Planning and Investor Relations. With me today are Jay Bray, Chairman and CEO, Chris Marshall, Vice Chairman, President, and CFO, and Jaime Gow, Deputy CFO. A couple of quick reminders. First, this call is being recorded. Second, you can find the slides on our investor relations webpage at investors.mrcoopergroup.com. During the call, we may refer to non-GAAP measures, which are reconciled to GAAP results in the appendix to the slide deck. Also, we may make forward-looking statements, which you should understand could be affected by risk factors that we've identified in our 10-K and other SEC filings. We are not undertaking any commitment to update these statements if conditions change. I'll now turn the call over to Jay. Thanks, Ken, and good morning, everyone, and welcome to our call. Let's start on slide 3 with the highlights. I'm very pleased to report that during the third quarter, we earned net income of $299 million, which translates into $3.29 per share. These results included very strong pre-tax operating income of $263 million and a positive mark-to-market on our MSR portfolio. Return on tangible equity was 25.2%, which marks the 10th quarter in a row in which we've exceeded our 12% target. Thanks to strong income, tangible book value per share increased to $41.56 per share, which is up 73% from a year ago. As you know, we repurchased a large block of stock, but even so, our capital ratios increased during the quarter and our liquidity was excellent, with over $730 million in unrestricted cash at quarter end. I was very happy with our operational performance. Originations generated nearly $20 billion in funded volume and produced $273 million in pre-tax operating income, which was above the guidance range we provided last quarter. Servicing generated pre-tax operating income of $44 million, thanks to EBO revenues of $131 million, right in line with our expectations. The portfolio grew 2% to $668 billion, which was slower than last quarter, but more than anything else, this was a timing issue, as we have $32 billion in acquisitions scheduled to close after quarter end. We continue to project the portfolio growing by at least 10% this year. If you'll turn to slide four, let me share some recent news about the company. You've heard me say it before, but I truly believe in a simple philosophy: Happy team members lead to happy customers, which is great for business. For the third year in a row, Mr. Cooper has been certified as a Great Place to Work. This certification is based on a third-party survey in which we continue to see a near 90% response rate and nearly 90% of our team members stating that Mr. Cooper is a great place for them to work. These statistics place us close to the top 100 companies worldwide. I'm also pleased that we were recognized by Google for our proprietary document reading technology, which is cloud-based and leverages machine learning and which is significantly more accurate and versatile than traditional data extraction methods. Right now, we're using this technology to onboard and classify the millions of documents that we're picking up with our acquisitions, and we're studying other places to use it to drive efficiencies. We are also in discussions to license this technology to third-party mortgage companies. Now let's turn to slide five and talk about strategy. As you know, we've been on a path to rationalize and simplify the Mr. Cooper business model. As you recall, in the second quarter, we sold our Title365 business to Blend Labs for $500 million. Next, we announced the sale of our reverse portfolio. We sold 2 other business units in Xome, Valuations in August and Field Services in October. These were profitable and well-managed businesses, so in one regard, we were sorry to see them go. But we made these decisions in order to focus on the growth opportunities in our core mortgage business, which we believe are substantial. The sales also generated cash and book value gains that strengthened the balance sheet. Now let's talk about where we're taking this franchise as we build towards our overarching strategic goal of 1 trillion in UPB, which is a level of scale that we believe only a small number of firms will ever reach. In connection with this strategic target, our commitment to attractive returns and a super strong balance sheet are non-negotiable. We expect to generate returns on equity in most environments between 12% and 20%, and we will operate with a capital ratio measured as tangible net worth to assets of at least 15%. Additionally, Mr. Cooper will continue to be a very people-oriented place. Delighting customers and team members remains strategic imperatives. Let me share with you another strategic target, a refinance recapture rate of 60%. This target will require continuous improvements in customer delight and digitization, but consider how profitable we will be as a 1 trillion servicer with such a high level of customer retention. Now let's talk about the short term. Because we're at a transition point in the industry where excess capacity is driving very intense pricing pressure. In this environment, we're going to need to stay very nimble and keep our resources properly aligned with market opportunities. As we look ahead to fourth quarter in 2022, efficiency is going to be a key theme for us. Now I'll turn it over to Chris. Thanks, Jay, and good morning, everyone. I'm gonna start on page six with a high-level summary of our results. To recap, net income was $299 million, or $3.29 per share, with very strong pre-tax operating income of $263 million, which was equivalent to an ROTCE of 25%. Originations generated $273 million in operating EBT. However, I'd point out that the FHFA's decision to remove the adverse market fee added about $20 million to our revenue. Our servicing business produced results right in line with our expectations, with lower EBO revenues of $131 million. In terms of Xome, it's still premature to look for revenues from the auction exchange. However, we're starting to see a pickup in inventory as clients resume allocating foreclosures to our platform, which is a very good sign for 2022. You'll notice that we're no longer presenting Xome as a separate segment and now including its contribution in the corporate segment. We made this change to simplify our financials since the only business left in Xome is now the auction exchange. We had a total of $1 million in other adjustments, which included a $7 million gain related to the sale of valuations, offset by $4 million in trailing transaction costs related to the Title365 sale and $2 million in severance. As a reminder, you'll see a GAAP tax provision of $100 million in our income statement, but as you know from our sizable DTA, we're not currently paying federal taxes. For this reason, I'd point you to our pre-tax operating income of $263 million as a good proxy for cash flow, which we define using the steady-state discretionary metric, which was $280 million this quarter. Finally, I wanted to point out that average diluted shares declined in the quarter to 82 million due to the stock repurchase. Bear in mind this number reflects the timing of the transaction. You should use an average diluted share count of 78 million as a starting point for the fourth quarter. Now let's turn to slide seven to talk about tangible book value, which we regard as an important measure of our progress in creating shareholder value. I hope you'll agree that we've had excellent growth in TBV this year. At quarter end, TBV per share was $41.56, which was up 73% year-over-year. The chart on the right provides you with a walk from second quarter to third, and as you can see, growth was driven primarily by strong net income. In addition, stock repurchase added a net $0.72 a share. This was a sizable transaction, which we took advantage of due to the favorable price. We did so in the context of our commitment to a strong balance sheet. As I'll comment on in a minute, despite the repurchase, our capital ratios actually increased during the quarter. Looking ahead, as we make progress towards our strategic goals, we expect to generate significant growth in TBV per share. To start with, returns on equity in a range of 12%-20% will grow retained earnings. To the extent that interest rates rise faster than expected, we stand to benefit from positive MSR marks. Of course, as we've previously shared with you, we'll also evaluate monetization options for the auction exchange, which we think is certainly the most valuable of all the Xome business units. Finally, as a reminder, if the Biden administration succeeds in raising the corporate tax rate to 26.5%, that would increase our TBV by another $3 per share. Now let's turn to slide eight to discuss the valuation of our MSR. During the quarter, swap rates increased by nine basis points, while mortgage rates rose at quarter end after dipping earlier in the quarter. Based on market participant assumptions, we decreased the lifetime CPR assumption for our own portfolio from 13.6% to 12.9%, which resulted in a positive $153 million mark. Now, that brought the value of our MSR up by six basis points to 121 basis points of UPB. By the way, this mark is a good reminder of the power of a balanced business model. If rates continue rising, of course, that will put additional pressure on originations for the entire industry. We'd expect to benefit from additional markups to the MSR as well as stronger servicing margins. That's not to say that our earnings would be the same in every scenario, but growth in TBV per share should be more consistent for us than for many of our peers. The chart on the right gives you a sense of the opportunity in our customer base for rate and term refinances. The number of customers who could save $100-$200 a month by refinancing was roughly stable quarter-over-quarter. Further, we estimate another 800,000 additional customers could benefit from a cash-out refinance. Under Fannie, Freddie, and Ginnie guidelines. These customers have over $150 billion in equity available for cash out refinancing. The bottom line is we have plenty of customers out there we can help. Now let's turn to slide nine and talk about our origination segment, which produced strong results with pre-tax operating income up 28% sequentially to $273 million. As I mentioned, this included $20 million in one-time revenues from the adverse market fee removal. I'd call this a very strong quarter with normalized income of $253 million. Funded volume was $19.9 billion, and our locks grew by 9% sequentially to $20.1 billion. Excluding the adverse fee benefit, the margin compressed by eight basis points to 127. Now you'll notice from the chart in the lower right that we're still above the historic range of 94 basis points, which we earned over the five years prior to the pandemic. Slide 10 gives you a dashboard view of our key metrics for the origination segment. Our correspondent channel, as we discussed previously, provides us with our primary exposure to the purchase market. As you can see from the chart in the upper left, our purchase share increased to 58% this quarter, outpacing MBA projections for the industry of 45%. In terms of DTC, we're doing extremely well with cash outs, which as you can see in the chart in the lower left, increased from 30%-40% of funded volumes. Now let's talk about gain on sale revenues. As we guided you to expect last quarter, DTC revenue margins compressed during the quarter, but at a relatively slow rate while correspondent margins stabilized. However, with the recent uptick in mortgage rates, we're experiencing another burst of extreme pricing pressure, which is impacting both correspondent and DTC. As Jay mentioned, we're at a point of transition, and we're projecting further margin pressure in the fourth quarter as we move closer to the historic average. Turning to the final chart in the lower right, you'll notice that the refinance recapture dropped from 42%-40%. Honestly, as competition intensified, we were a little bit slow to react, and this may weigh on the recapture rate for the fourth quarter as well. The 60% refinance recapture target that Jay shared is a very important strategic goal. Our first priority is driving down costs, both through automation and where necessary, by rationalizing capacity, so that we can meet the current level of pricing in the market. We recently took steps to rightsize our infrastructure, and I'd guide you to expect some charges next quarter in the range of $5 million-$10 million related to corporate actions. For the fourth quarter, we're projecting originations segment EBT of $150 million-$175 million based on fundings of $16 billion-$20 billion. Now let's shift to the servicing segment, and we'll start on slide 11 and talk about portfolio growth. This quarter, the servicing portfolio increased 2% to $668 billion. As Jay commented, this was a slower pace than last quarter, but that was mostly a function of timing. As we've been expecting for several months now, the bulk market is starting to present us with more sizable opportunities. During the quarter, we closed on $22 billion in acquisitions, which was up 31% from the second quarter level. Our pipeline is even stronger, with $32 billion in UPB scheduled to close after quarter end. As we've been forecasting, pricing pressure is putting pressure on originators' cash flow, which is causing them to sell MSRs more in line with normal practice. Sub-servicing volumes were down slightly in the quarter. Some of our clients enjoyed strong growth in the prior quarter, but you should also understand that for some of our clients, their portfolios are in run-off mode, which is what you saw this quarter. CPRs improved slightly, but at 22%, they're still running at almost double the pace we'd expect in a normal environment. Given the current interest rate levels, we're expecting CPRs to remain elevated in the fourth quarter as well. Based on the forward curve, we're planning for an environment in 2022 with CPRs still in the high teens, which would imply limited servicing margins, but improving prospects for portfolio growth. Now let's turn to slide 12 and talk more about margins. Pre-tax operating income for the Servicing segment was $44 million, thanks to strong EBO revenues of $131 million. Amortization remained elevated at $204 million in the quarter due to the high CPR speeds I just mentioned. Now let me comment on amortization. What we're showing you here is total amortization, which you can estimate by multiplying the runoff rate in the quarter by the carrying value of the MSR. Historically, we've talked about amortization and servicing margins on a cost basis. Starting today, in the spirit of keeping things simple, we're going to drop the cost basis and just talk total amortization. Using total amortization, we characterize the servicing margin in the third quarter as 2.7 basis points. Now looking ahead into the fourth quarter, EBO revenues should continue to decline to roughly $60 million. Even with a slight reduction in CPRs. Amortization will remain a headwind, and as a result, we're currently projecting our servicing segment EBT to be approximately $10 million in the fourth quarter. Now let me comment on the longer term. As we make progress towards our trillion-dollar goal, we'd expect the servicing margin net of total amortization to eventually rise to about five basis points. Now, that level of profitability will require higher interest rates, of course, which would help us with amortization and custodial deposit income. Additionally, to reach that level, we'll need to fully leverage the technology investments we've already made. For example, you've seen how our investments in automating claims processing helped us roll out digital forbearance tools. As an aside, forbearance activity is now dropping to much lower levels, so we should have an opportunity to reallocate headcount to other functions. As another example, I'd share that we're in the final phases of deploying the next generation phone system that incorporates AI and omni-channel capabilities. This system is going to allow us to provide more efficient and more consistent service for our customers while still lowering our operating costs. Now, if you turn to slide 13, I'll give you an update on the auction exchange, which is the last remaining business at Xome. While it's still too early to look for revenues, we're starting to build inventory again as clients look to the resumption of foreclosure sales next year. As of quarter end, Xome had nearly 15,000 units in inventory, which was up 700 units quarter-over-quarter. Now, I don't want you to think we're sitting by idly waiting for orders. We've been working on a series of projects designed to take the exchange to the next level of performance. These include simple, sensible steps like migrating the infrastructure to the cloud and completing a comprehensive redesign of our website. These investments will be fully implemented by the second quarter, which will position Xome to gain additional market share at the same time that the foreclosure market is ramping back up. Now, just to anticipate the question, we're still projecting approximately $50 million in EBT next year, which will be back-end loaded, but we expect EBT to rise to potentially as high as $150 million in 2023. All right. I'll briefly touch on liquidity on slide 14. As you can see, advances ended the quarter at $923 million, up 5% quarter-over-quarter. Now bear in mind, we typically see a seasonal uptick in fourth quarter due to tax payments, but that's not really an issue given $1.2 billion in committed unused capacity. Working capital was relatively neutral this quarter, with the largest cash use being the haircut on accelerated buyouts, which we'll recover as soon as these loans are redelivered. You'll notice we increased our borrowings on our MSR line slightly to $305 million. This reflects the fact that we expanded capacity on these lines, and it's our practice to draw the minimum amount necessary to avoid fees. You may see us use these lines to manage working capital fluctuations, including MSR acquisitions. If we see significant growth opportunities in the marketplace, our preferred strategy would be to fund them with new issuance of senior notes. Now finally, as a reminder, we still have a 6-year liquidity runway with no maturities until 2027. Now, I'm going to wrap up my comments on slide 15 by talking about capital and leverage. You've heard both Jay and I pound home the importance of a strong balance sheet as a pillar of our strategic thinking. As you know, we're managing to a ratio of tangible net worth to total assets as a key high-level target. This quarter, we're pleased to report the ratio increased from 13.8% to 14.5%. As you can see, the impact of our stock repurchase was more than absorbed by strong profits, the markup in the MSR, and the overall lower level of assets. We expect the sale of our reverse portfolio to close in December, which will drive this ratio up to 17.5%. Furthermore, if you took out EBOs, which are government-guaranteed assets, which are consolidated on the balance sheet for accounting reasons, but which are in the process of rapidly running off as we buy out and redeliver loans, then you'd see a ratio above 20%. We've come a long way from the WMIH merger in 2018. As we make progress towards our strategic goals, we expect at the same time to keep strengthening our balance sheet. We're very pleased to see S&P recognize our progress with an upgrade in the quarter to B+, and I'd comment that we see ourselves on the path to eventually earning a solid BB rating. With that, I'll turn the call back over to Ken for Q&A. Thanks, Chris. I'll now ask, Sarah to please start the Q&A session. Thank you. To ask a question, you will need to press star then one on your telephone. To withdraw your question, please press the pound key. Please stand by while we compile the Q&A roster. Our first question comes from the line of Kevin Barker with Piper Sandler. Your line is now open. Thank you very much. First off, thank you for simplifying the amortization. I think that was something that was long looked at as causing some difficulty in analyzing the results, so I'm glad to see that changed. In regard to Xome and some of your comments there, thank you for the guidance for pre-tax income in 2023 of $150 million. Seems like it's a little bit higher than what you were expecting in previous calls of roughly $120 million-$130 million. Is there anything in particular that's causing that earnings trajectory to move higher due to either your initiatives or something in the market that's driving potential income higher in 2023? That's it really isn't, Kevin. It's really a function of we were being pretty conservative previous calls. You saw some runoff initially. If you went back to the beginning of the year, you saw some runoff due to the way the CWCOT program works. It wasn't until we started seeing more order flow come in, we feel pretty bullish about how that's going to continue to play out. We expect those inventories to rebound to where they were. That's number one. Number two, we feel a little bit better about the timelines. We still have a pretty conservative view of how quickly the market will start to unfreeze, so things could move a little bit faster. in terms of the 150, I think we have spent a lot of time analyzing the inventory, our pull-through rates, the actual loans in the inventory, our success in selling them, the margin on those particular loans. I would only add, Chris, to that, you know, we've had some recent wins from a customer standpoint that have made a difference in what we think the pipeline is gonna look like. That's the only other thing I would add to that. The good thing is we see that higher level. While there will be some built-up inventory from the pandemic that will cause a little bit of trouble, we see that 150, that kind of revenue number continuing out into the following year. We feel pretty good about that. Just to clarify, $150 pre-tax income or $150 of revenue? Pre-tax income. Pre-tax income, sorry. Pre-tax income. 150- Kevin Yeah. Go ahead. Yes. Yeah. Yes. With regard to simplification, we've got to give credit where credit's due. I can't remember who it was, but there was a really persistent, brilliant analyst that kept asking us a question about that. We thought it was about time we did that. Yeah, many years in the making. So, the Xome business, how much do you think that's worth? Because it's not embedded in your book value. There's no capital behind or very little needed to operate that business. You know, you mentioned that tangible book value is, you know, a key way you value or look at how you analyze your performance. How would you guesstimate the value of Xome? You know, we have not started a process, and we're not going to for a while. We really are gonna wait to see how the business begins to flow and see we have some conservative views right now, and we'd like to have more accurate views of what that revenue is going to be. We're not gonna put a price out there. I think what we're saying is just, and it's very clear, this is certainly and by far the most profitable part of Xome. You know, originally what we said the entire unit was worth, I think there was maybe a little bit of healthy skepticism about that. Clearly, we undershot what the total value is going to be. We're not gonna put a number out there until we feel really comfortable that we can meet or beat it. Yeah. I think, Kevin, as we've talked about it over the years, right? I think fundamentally, you know, what's changed with the exchange business is it's now, you know, 90%-ish third-party business, right? As opposed to being a, you know, it was more Mr. Cooper business. I think that changes the value. I think, you know, the number of clients that we've added, changes the value. I agree with Chris, it's by far the most valuable. I mean, even if you look back historically at the earnings of Xome, the lion's share of the earnings came from the exchange business. It is the most valuable piece. Got it. In your opinion, it's the sum of the parts is probably a better way to value the company, just given the capitalization or tangible book value will be there to support the origination servicing segments, whereas you don't really need as much equity to hold, you know, to operate the exchange business. Is that right? Well- Yeah. It's de minimis. Yeah, exactly. Okay. All right. Next, take my questions. I'll get back in the queue. Thank you. Our next question comes from the line of Henry J. Coffey, Jr. with Wedbush. Your line is now open. Yes. Good morning, everyone. I think you may have answered my question already, but are there buyers out there that are willing to look at the exchange business the way you are in terms of, you know, potential earnings, who would then make an early bid? Or do you think we're gonna have to wait till 2023 or 2024, you know, before someone really steps in. There's certainly been outbound interest, and we've had some conversations with folks, but- Inbound. Inbound Inbound interest. Excuse me. Right. Right. I'm not quite sure. I think as we get closer to revenue actually getting turned on, there's still some question about, you know, certain courts and certain jurisdictions on how quickly they'll open up. Will there be some states that may want to extend the moratorium, you know, just within their state? I think each of those things, as they get clarified, is going to prompt more people to firm up their interest. There's no question there's interest in the business. There's a lot of interest in the business. There are people going on a fairly regular cadence, and those people are asking for information, getting educated on the business, and wanting to sort of keep pace. You know, saying anything beyond that is speculating. One of the real hurdles to monetizing value is really waiting for this whole foreclosure state reg situation to kinda work its way through and for some real clarity. I mean, we've talked to people who've started doing foreclosures here in Tennessee, and it's not a happy. Somebody's lived in a house for free for a year, two years, they're not sort of thankful. It's like it was back in 2008, 2010. It's been kinda ugly. There's a lot to be clarified here, is what you're saying. I think so, but I think it's actually I think the pace of clarification has been actually much faster than we expected. The big questions aren't getting answered. Local questions that may not continue on that pace. Right now, I think by the time we get into maybe the end of the first quarter, I think we're gonna have a pretty good picture on what the remainder of the year is. Now we're saying that, you know, the revenue is back end loaded, that we may see more of it earlier in the year, but I'd rather underpromise and overdeliver on that. Yeah, I mean, to your point, Henry, we're already seeing properties, you know, go through the pipeline, right? The vacant properties, et cetera. We're cautiously optimistic. As the courts open back up, you'll start to see, you know, significant volume go through the platform. The good news is, you know, it's a I mean, most of this product is the CWCOT product. It's a process that, you know, FHA, you know, mandates, and so it's coming. It's going to happen and, you know, it's just a question of, back to Chris's point on how quickly, you know, the rest of the courts get open. I think, look, by the end of 2022, you know, fourth quarter 2022, I think we'll have tremendous clarity on what's going on and so, which will provide clarity for 2023. You know, more potential- If I'm understanding the situation correctly, none of this product is a byproduct of your own foreclosures. It's really Fannie and Freddie and others that now own the assets turning to you for sale. You're not in a situation where you're foreclosing and selling your own properties. You're getting third-party properties to sell. Is that? That's correct. The majority of it obviously is FHA, not Fannie, Freddie, so the majority is FHA. It is. We have a small PLS portfolio, as you recall, that, you know, is in, you know, very minimal wind down mode, and so that's a small piece of it. The majority is, you know, government FHA predominantly product that is being sold for third parties. Yeah. If I could just make one more comment with regard to the contentious nature of foreclosure. Obviously, it's a political issue. Nobody wants to see people foreclosed on, but the government has put so many programs, so many incredibly borrower-friendly programs in place, that we look at how successful we're being resolving customers' issues, I mean, it's remarkable. There is a certain amount of inventory, though, where those foreclosures are inevitable. To the extent they're inevitable, I think, at the end of the day, the political argument is, we might as well go through them, get those homes back out into the market. There's a shortage of homes, especially for low income and first time home buyers. The product that we have is going to replenish some of the shortage that's out there. While it is contentious, I don't think it's the same as 2008, just given the breadth and friendliness of the resolution programs that the government's put in place. I understand your point, but I do think it's different. I was gonna ask that question sorta next. What is the whole process of moving people from forbearance into performing mortgage holders? How is that process going, and how is that affecting your servicing returns, and how much of that are you actually seeing right now? I mean, I think it's going exceptionally well. I mean, if you look at kinda what we have left from a forbearance standpoint, it's really a small number, Henry, from you know where we initially started. I think we're down to call it 60, mid-60,000 customers that are still in forbearance. You know at the peak, we were over 400,000. You know you've seen a tremendous amount of success there. You know like Chris said, I think it's a great example of the government and the industry working together to come up with solutions. Through our digital tools that we built early on, through the you know work of our you know modification group, where we've had a lot of automation there as well, it's gone exceptional. Really, really exceptional. You know, ultimately, you know, we think there's probably somewhere in the 18%-20% range of customers that will not, you know, be able to exit the forbearance and end up going through the foreclosure process. Now we could be, you know, high or low on that, but just when we look at it, that's how we're thinking about it. Great. Thank you very much. Our next question comes from the line of Mark DeVries with Barclays. Your line is now open. Thank you. You know, now that your tangible net worth to assets is pretty meaningfully above your target after adjusting for the sale of the reverse mortgage assets, and even more if you factor in, you know, the Ginnie Mae repurchase obligations, how tightly should we expect you to kind of manage to that target going forward? And should we expect kind of more accelerated capital deployment, whether that's buybacks or bulk acquisitions? I think you know, as we've said in the past, our priority is to grow the portfolio. As you can see with the level of purchases we made last quarter, even though it didn't show up, the $32 billion we referenced closing out the quarter end shows we've been quite busy in the bulk market. We expect that to continue all through next year. There is a lot of flow coming. It's still increasing. We're able to buy assets at really attractive prices. So that, you should definitely expect that as our number one priority. We feel we've been saying it's gonna happen for a year, and we're kind of getting anxious, like when is that really gonna happen? But as margins have compressed, originators really have started to revert back to the normal practice of selling MSR. We've got great relationships with a lot of those firms, and we think we're gonna be in a great position to continue to grow the portfolio certainly through the next four or five quarters. Okay, got it. You know, just high level, how tightly should we expect you to manage around that target? Are you gonna wanna maintain a buffer at all times, or are you gonna be willing to go below it? You know, how are you thinking about that? We said that's a minimum target. I don't anticipate anything that would cause us to go below it. If we did, it would have to be something enormously attractive with us having a very specific plan to get above it again in a very short period of time. I don't think there's a scenario that we're considering today that would cause that to happen. Again, we said that was a minimum target, but we're not going to outline the target plus a buffer and just change the target. You should assume that we're committed to that level or more. Got it. Thank you. Thank you. We do have a follow-up question from the line of Kevin Barker with Piper Sandler. Your line is open. Thanks. I guess in relation to the last question, how do you think about weighing buybacks here, just given you're trading just above book, but you could argue book value could be much higher in the future? Well, that's the $64,000 question. We still have some authorization to use, and it's something we talk about in every board meeting, obviously, because we do see opportunity for book value to continue to grow quite significantly next year. But right now, our number one priority is expanding the portfolio at prices we think are very attractive and the returns are quite good. That's the priority today. I just leave it at that. Okay. You mentioned $1 trillion in servicing and efficiency initiatives you put in place. How much incremental profitability do you think you can generate just by growing the servicing portfolio to that level combined with those efficiency initiatives? Well, there's the overall profitability, and that's the timing of it. I think over the next couple of years this big question is still gonna be when are short rates gonna grow and what's that gonna mean to our ability to earn float income. On the servicing segment, clearly, I'm not gonna quote an exact number, but when we say we expect overall profitability to be about five basis points with total amortization, we feel good about that. Obviously adding more scale to a scalable platform should be more profitable than what we have today. The efficiencies, while there are efficiencies that we're continuing to invest in servicing, I don't wanna confuse you, but there are efficiencies we've gotta get more on the origination side, and especially as margins start to compress, we don't want that to be, you know, as we adjust prices, it's just immediately taken off the bottom line. There are efficiencies we're investing in originations. We have been for the last year, and of course, we've got to rationalize resources as volumes begin to moderate a little bit. That's where we'll probably see more efficiencies, if that makes sense, Kevin. Yeah, it does. Then just on your guidance about five basis points of potential pre-tax profitability on the servicing portfolio. You're guiding what? To a $1 trillion servicing portfolio, on five basis. You're implying that maybe you could reach $500 million of pre-tax income in the servicing segment. Am I reading that correctly? That's right. That would be our goal. Okay. Thank you very much. Appreciate it. Our next question comes from the line of Bose George with KBW. Your line is open. Yeah, good morning. I think you gave a number for your guidance for the origination segment. You know, can you just repeat that for the next quarter? Then just you talked about the competition. Can you just give us an idea of, you know, the magnitude, in terms of where you think gain on sale might go next quarter? Yeah, I'm not sure I wanna give you specific guidance on gain on sale because we've been wrong on it in the past. I expected more compression this quarter, and I certainly think we'll see more compression next quarter. I would just not go further than that. I'm sorry, what was the first part of the question? Did you give? Overall guidance, I think. Yeah, just the guidance for that segment. EBT. Yep. Yeah, EBT said 150, probably more like 175 in the quarter. It could be more. I mean, we had better performance this quarter, but we're trying to balance recapture with rate adjustments, and those things don't net out necessarily quarter to quarter. We may have more margin compression in the quarter than we just had. You know, instead of the eight basis points, it could be 20 basis points, could be 25. 150-175-ish range, if you assume normal seasonality returning, which we haven't really seen in the last couple of years. I think we're just planning internally for more of our teammates to take a breather at the end of the year around the holidays. All those factored in, I think that's a range that's a reasonable expectation. Okay, great. That's helpful. Thanks. Actually switching to the, you know, MSR acquisitions. You know, the OCC, you know, sanctioned Cenlar, and, you know, so I guess they gotta be out of the market for a while. I mean, do you think, you know, that sort of changes the landscape, at least till, you know, they're back in? I think that's going to free up a lot of opportunity, and I think most people in the industry think of us as the sub-servicer of choice. We certainly have the broadest set of services we can offer to people, and that's. Nobody questions that. I think our performance has been stellar, so we certainly see opportunity there, but you know. I think, Bose, and maybe this is where it could accelerate sales as well. I mean, you might. You know, folks that were intending to sell assets anyway, it might increase the velocity of that, and that could, you know, result in even more product coming to market. You know, I do think to Chris's point, there'll be opportunities on the sub-servicing side for sure, and there could be more assets coming to the market. Okay, great. Yeah, I mean. Yeah, that's kinda how we were thinking about it is, you know, increased opportunity for the competitors like you guys. That's all I had. Yeah. Thanks very much. Mm-hmm. Thank you. Our next question comes from the line of David Nierenberg with Nierenberg Investments. Your line is now open. Nice quarter, guys. Thank you. My question. Thank you. has mostly been answered by your follow-up to Kevin Barker when you said that, of course, five basis points on a trillion is $500 million. When you add to that the possibility that as your recapture rate might grow to 60% on your originations, you could earn $200 million, maybe more on that side of the business too. As you continue paring away at your share count, I can dream about $9 or $10 per share of pre-tax and untaxed income. Nice picture. One has to ask, over time, as competitors stumble and you become a more regular earnings machine, what kind of multiple you might deserve? You don't have to answer that question, but it's a very exciting prospect, and I'm really happy to be a shareholder. Thank you, David. It's funny, I had that same dream last night. Me either. Thank you, David. Thank you. There are no further questions. I will now turn the call back to Jay Bray for closing remarks. Thanks, everybody. We appreciate you participating and look forward to continuing the chat. Have a great day. Ladies and gentlemen, this concludes today's conference call. Thank you for your participation. You may now disconnect.