Where to Spend (and Not Spend) Money on a House Flip
In this episode of Money Rehab with Nicole Lapin, expert flipper Heather Rae El Moussa shares practical strategies for succeeding in real estate flipping. She covers how to find undervalued properties, budget renovations for maximum return, manage contractors effectively, and avoid common pitfalls that can derail a flip. Heather explains where to invest your renovation budget for the best results and warns about hidden costs that can quickly drain resources.
Beyond real estate, Heather discusses the challenges of balancing career ambitions with motherhood, her experience launching HRE Beauty as a self-funded entrepreneur, and lessons learned from navigating manufacturing and scaling difficulties. The conversation also touches on personal security considerations for public figures, including the limitations of insurance coverage and the importance of protecting valuable possessions. This episode offers actionable insights for anyone interested in real estate investing or entrepreneurship.
This is a preview of the Shortform summary of the Nov 4, 2026 episode of the Money Rehab with Nicole Lapin
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1-Page Summary
Real Estate Flipping Strategies and Investment Best Practices
Expert flippers Heather Rae El Moussa and Nicole Lapin share practical strategies for finding deals, budgeting renovations, managing contractors, and avoiding costly pitfalls in real estate flipping.
Deal-Finding Strategies and Property Acquisition
Heather emphasizes that flipping success begins with acquiring undervalued properties in neighborhoods with stable or increasing property values. She describes Tarek's practice of "door knocking" in distressed neighborhoods to negotiate directly with homeowners, often securing properties before they reach the market. By buying homes without requiring inspections or repairs, experienced flippers can close deals quickly and reduce holding costs. For new flippers, she stresses building relationships with property owners and being ready to move quickly on profitable deals.
Budgeting for Maximum Return
Heather says the best returns come from investing in kitchens and bathrooms, since buyers scrutinize these spaces most closely during viewings. Curb appeal improvements like landscaping, exterior paint, and roof touch-ups offer high visual impact at relatively low cost. She prioritizes creating a cohesive aesthetic using affordable materials like peel-and-stick wall features and strategic painting. Heather stresses reviewing neighborhood comparables before finalizing improvements to avoid over-investing in features unnecessary for the area.
Hidden Costs and Contractor Management
Heather cautions that older homes often require costly electrical, plumbing, roof, or foundation updates that can easily reach tens of thousands of dollars per item. Termite damage and structural issues are major red flags, sometimes requiring $50,000 to $100,000 or more in remediation. She notes that trustworthy contractors are hard to find, recommending referrals, diligent research, and confirming flip-specific expertise. Never pay up front—instead, use milestone-based payments to protect against contractors abandoning jobs or cutting corners. Having reliable contracting teams is essential because interest rates and market conditions can shift quickly, and rapid renovations minimize risk while maximizing return.
Balancing Career Ambitions With Motherhood and Family Life
Heather Rae El Moussa's experience illustrates the challenges of integrating work, parenting, and co-parenting while modeling ambition and devotion for children.
Work-Life Balance and Timing
Heather took a break from "Selling Sunset" after having her son Tristan, realizing the intensity of filming a dramatic reality show while adjusting to new motherhood was too great. She admits that, in hindsight, she returned to work too soon and would have benefited from waiting at least four to six months longer. Despite the difficulty of choosing between professional fulfillment and family presence, she ultimately found satisfaction in both. Her approach relies on organization, forward planning, support systems, and maintaining a detailed calendar to carve out time for work, family, and herself.
Effective Co-Parenting
Heather reinforces that effective co-parenting is built on communication, mutual respect, and prioritizing children's happiness. After meeting Tarek, she proactively reached out to his ex-wife Christina, fostering a relationship that evolved into true friendship focused on the children's wellbeing. Heather is careful not to compete with Christina, respecting her place as the children's mother and never aiming to replace her. This dynamic, which avoids rivalry and centers support, strengthens the children's sense of security.
Heather emphasizes the importance of showing her children that mothers can pursue meaningful work while remaining loving, present parents. She acknowledges the difficulty of work-life balance openly, teaching realistic expectations and resilience rather than an idealized, effortless juggle of responsibilities.
Entrepreneurship and Launching a Business
Heather shares her journey launching HRE Beauty, detailing the financial, operational, and scaling challenges she faces as a first-time founder.
Manufacturing and Financial Investment
Heather's passion for beauty inspired her to create the perfect pink lip gloss, partnering with labs to develop a luxurious, non-toxic product. Finding reliable manufacturing partners proved difficult, with initial manufacturers underperforming and causing delays. Sourcing components and packaging required enormous upfront cash outlays, and these manufacturing hiccups quickly depleted resources. Heather is entirely self-funded, personally investing hundreds of thousands of dollars and bearing all financial risk. Legal hurdles, including a brand name change from Heather Rae Essentials to HRE Beauty, delayed expansion and e-commerce growth.
Scaling and Future Growth
As demand increased, the brand faced difficulty scaling due to limited infrastructure. Heather emphasizes the importance of delegation, allowing her to focus on product development while her team manages operations. With concurrent television production work, she relies on team members to run the business in her absence. Looking ahead, Heather aspires to launch in major retailers like Sephora and Revolve, recognizing this will require manufacturing stability and systems to handle larger order volumes—goals she envisions achieving around 2027 or 2028.
Personal Security, Home Protection, and Insurance Considerations
Recent high-profile burglaries, including Heather Rae El Moussa's own experience, highlight the need for vigilance regarding personal security and insurance coverage.
Security Risks for Public Figures
Heather describes how her home was broken into in just three minutes by professional thieves who targeted her property. She acknowledges making the mistake of posting in real time on social media about being away from home, unintentionally alerting burglars to her absence. Public figures with high visibility on social media and reality TV become natural targets for organized theft rings.
Insurance Limitations and Sentimental Loss
Nicole Lapin and Heather discuss that standard homeowner's insurance generally excludes high-value possessions like designer jewelry, necessitating supplemental insurance riders. To secure coverage, policyholders must itemize and specifically list each valuable piece before any theft occurs. Even with insurance, policyholders face high deductibles and substantial out-of-pocket costs. Heather mourns the loss of sentimental items—heirlooms from her grandmother, keepsakes from her parents, and gifts from her husband—representing losses that no amount of insurance can truly replace. While enhanced security and comprehensive insurance offer some protection, she underscores that vigilance is paramount, as the emotional value of cherished possessions cannot be restored.
1-Page Summary
Additional Materials
Counterarguments
- Acquiring undervalued properties in stable or rising neighborhoods is increasingly difficult due to heightened competition from institutional investors and other flippers, making such deals less accessible for newcomers.
- Door knocking and direct negotiation can be perceived as intrusive or predatory, especially in distressed neighborhoods where homeowners may feel pressured or vulnerable.
- Skipping inspections to close deals quickly exposes buyers to significant undiscovered risks, potentially leading to higher costs and legal liabilities.
- Building relationships with property owners may not always be feasible in competitive markets where speed and cash offers dominate.
- Focusing renovation budgets on kitchens and bathrooms may not yield the best returns in all markets; some buyers prioritize other features such as energy efficiency or outdoor spaces.
- Curb appeal improvements may have limited impact in neighborhoods where overall property values are depressed or where exterior upgrades do not align with local norms.
- Using affordable materials and peel-and-stick features can sometimes result in a lower-quality finish that savvy buyers may notice, potentially reducing perceived value.
- Relying solely on neighborhood comparables may overlook unique property features or changing buyer preferences that could justify higher investment.
- The high cost of updating older homes can make flipping financially unviable, especially if unexpected issues arise after purchase.
- Even with referrals and research, contractor reliability can be unpredictable, and milestone payments do not always prevent disputes or delays.
- Rapid renovations to minimize risk may compromise quality, leading to future problems for buyers and potential reputational harm for flippers.
- Work-life balance strategies such as detailed calendars and support systems may not be accessible to all parents, particularly those without financial resources or flexible work arrangements.
- Taking extended time off after childbirth is not an option for many working mothers due to financial or job security concerns.
- Effective co-parenting is not always possible in situations involving high conflict, abuse, or lack of cooperation between parents.
- The narrative that mothers can "have it all" may set unrealistic expectations and contribute to feelings of guilt or inadequacy.
- Self-funding a startup is not feasible for most entrepreneurs, and relying on personal savings can increase financial vulnerability.
- Delegation and team management require resources and experience that first-time founders may lack, potentially hindering business growth.
- Launching in major retailers is highly competitive and often requires significant marketing budgets and established brand recognition, which many startups lack.
- Public figures may not be able to fully mitigate security risks despite enhanced measures, and constant vigilance can negatively impact quality of life.
- Insurance requirements for itemizing valuables can be burdensome and may not guarantee full reimbursement due to policy limitations and depreciation.
- Emotional losses from theft cannot be addressed by insurance or security measures, and focusing on material protection may overlook the importance of community-based crime prevention strategies.
Actionables
- You can create a simple spreadsheet to track and compare the average renovation costs and resale values for kitchens, bathrooms, and curb appeal projects in your area, helping you prioritize which upgrades to focus on for maximum return when considering a flip.
- A practical way to reduce risk when buying undervalued properties is to set up a checklist for quick visual inspections during initial visits, noting signs of major issues like foundation cracks, water stains, or outdated electrical panels, so you can estimate potential hidden costs before making an offer.
- You can protect your valuables and sentimental items by photographing and cataloging them in a secure digital folder, then setting a recurring calendar reminder to update the list and review your insurance coverage every six months.
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Real Estate Flipping Strategies and Investment Best Practices
Expert flippers Heather Rae El Moussa and Nicole Lapin share practical strategies for finding deals, budgeting renovations, managing contractors, and avoiding costly pitfalls in real estate flipping.
Deal-Finding and Pricing Require Strategy and Relationships
Flipping success starts with acquiring properties at the right price, in the right place, and often before they even reach the open market.
Finding Undervalued Properties in Stable-Value Neighborhoods Ensures Profits After Renovation Costs
Heather emphasizes the necessity of finding good deals on homes in neighborhoods where property values are stable or increasing. Buying the cheapest home in a desirable area usually comes with a reason—such as the need for significant repairs—but if the neighborhood fundamentals are strong, post-renovation profits are possible.
Door-To-door Outreach and Homeowner Negotiation in Distressed Neighborhoods Can Secure Properties Before Market Entry, Allowing For Faster Closings and Lower Costs
Heather describes Tarek's practice of "door knocking" in distressed neighborhoods to negotiate directly with homeowners—sometimes even facing hostility or danger. This approach often lets them buy properties in any condition, before they’re listed, to close fast and without the seller investing in repairs. They can then flip these homes quickly, taking on the renovations themselves.
Buying Below-Market Properties Without Inspections or Repairs Accelerates Timelines and Reduces Carrying Costs In Flipping
By buying homes without requiring the seller to do repairs or even have the property formally inspected, experienced flippers can close deals in a few days, move straight to renovation, and reduce holding costs. For new flippers, building relationships with property owners, understanding their motivations, and being ready to move quickly is essential for sourcing profitable deals.
Budgeting Should Prioritize Impactful Improvements Influencing Buyer Decisions and Property Values
Managing the renovation budget is critical to flipping success, focusing spending on features that matter most to buyers and resale value.
Kitchen and Bathroom Upgrades Offer Strong ROI as Buyers Scrutinize These Spaces During Viewings
Heather says the best returns come from investing in kitchens and bathrooms since these are the first areas buyers examine and critique. High-impact upgrades in these rooms can dramatically increase the home's market attractiveness.
Curb Appeal Upgrades Like Paint, Landscaping, and Roof Upkeep Offer High Visual Impact for Their Cost, Especially When Foundational Fixes Aren't Needed
Curb appeal is vital: simple landscaping, new mulch, painting the exterior, and even painting a roof can significantly improve the home’s first impression without major outlays. These affordably boost appeal unless underlying issues must be addressed.
Cohesive Aesthetic: Affordable Peel-And-stick Walls and Strategic Painting for a High-End Look
Heather prioritizes creating a cohesive, high-end aesthetic within budget, using peel-and-stick wall features and strategic painting to elevate spaces for less. She balances design with cost, aiming for maximum visual effect with minimal spend.
Understanding Comps Prevents Over-Investment in Non-premium Renovation Features
She stresses always reviewing neighborhood comparables (comps) before finalizing improvements. Over-improving with features unnecessary for the area risks lost investment; the goal is to meet, not exceed, the local standard.
Uncover Hidden Costs Through Property Inspection
Heather cautions against underestimating renovation challenges, especially in older homes, which often require much more than cosmetic work.
Older Homes Need Costly Electrical, Roof, Foundation, or Wall Updates
Opening walls and examining systems may reveal non-code wiring, old plumbing, or roof issues. Updates can easily tally $10,000 to $20,000 per item, quickly eroding profits.
Termite, Foundation, and Structural Issues Are Major Red Flags due to Remediation Costs Reaching Hundreds of Thousands
Termite damage, foundation cracking, or serious structural issues are costly to fix, sometimes requiring $50,000 to $100,000 or more. Heather recommends ...
Here’s what you’ll find in our full summary
Real Estate Flipping Strategies and Investment Best Practices
Additional Materials
Counterarguments
- Acquiring properties before they reach the open market can disadvantage less-connected or first-time buyers, potentially reducing market transparency and fairness.
- Door-to-door outreach and direct negotiation in distressed neighborhoods may be perceived as predatory or exploitative, especially if homeowners are in vulnerable situations.
- Skipping inspections to accelerate timelines increases the risk of unforeseen repair costs, which can erode profits or lead to financial loss, particularly for inexperienced flippers.
- Focusing primarily on kitchens, bathrooms, and curb appeal may overlook other important aspects of a home that buyers value, such as energy efficiency or structural integrity.
- Overemphasis on cosmetic upgrades can mask underlying issues, potentially leading to dissatisfied buyers or future legal liabilities.
- Rapid renovation and resale to keep up with market shifts can compromise workmanship quality and long-term durability of improvemen ...
Actionables
- you can create a simple spreadsheet to track and compare off-market property leads by noting owner contact details, neighborhood trends, and estimated repair needs, helping you prioritize which properties to pursue for potential flips
- By organizing leads in one place, you can quickly spot patterns—like which neighborhoods have more motivated sellers or which properties consistently require only cosmetic updates—so you can focus your efforts where they’re most likely to pay off.
- a practical way to avoid costly surprises is to walk through potential properties with a basic home maintenance checklist and take photos of anything that looks unusual, then use free online forums to get informal feedback from experienced homeowners or contractors
- This helps you spot red flags early, like cracks in foundations or signs of water damage, even if you’re not an expert, and lets you crowdsource advice before committing to a purchase.
- you ca ...
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Balancing Career Ambitions With Motherhood and Family Life
Balancing a thriving career with motherhood requires tough decisions, organization, and open communication, especially when family dynamics are complex. Heather Rae El Moussa’s experience illustrates the challenges and rewards of integrating work, parenting, and co-parenting, while modeling ambition and devotion for children.
Balancing Work and Parenting Requires Timing and Capacity Assessment
Heather Rae El Moussa took a break from the reality television show "Selling Sunset" when she had her son, Tristan, highlighting the need to assess capacity and timing when balancing major career projects with new motherhood. She explains that filming a dramatic reality show while adjusting to life with a newborn made her realize the intensity was too great, especially given her desire to be an engaged, hands-on mom who is present for bedtime, naps, soccer, and all moments possible.
The logistics alone were daunting; she lives in Newport, while "Selling Sunset" films in West Hollywood, requiring a two to two-and-a-half-hour commute each way. Heather admits that, in hindsight, she returned to work too soon after her son’s birth and would have benefited from waiting at least four to six months longer, prioritizing the establishment of newborn routines before resuming such stressful commitments. She acknowledges that balancing a newborn’s needs, the demands of commuting, and the pressures of shooting an intense, drama-driven show could have negatively affected her mental health if resumed too early.
Despite the difficulty of choosing between professional fulfillment and family presence, Heather ultimately found satisfaction in embracing both identities. She emphasizes the importance of organization, forward planning, and support—such as managing a detailed calendar and having a capable assistant—to carve out time for work, family, and herself. Her method allows her to manage the demands of two shows, stay present for key moments in her son’s day, and maintain a fulfilling connection with her husband and family.
Strengthen Co-parenting With Respectful Communication and Child Wellbeing Prioritization
Heather reinforces that effective co-parenting is built on communication, mutual respect, and prioritizing children’s happiness. Shortly after meeting Tarek, she proactively reached out to his ex-wife Christina, introducing herself and inviting input about how to best support Christina’s children. This open, non-confrontational approach fostered mutual respect and set healthy boundaries, focusing the new co-parenting relationship on children’s needs rather than adult competition.
Heather and Christina’s relationship evolved over time from functional co-parenting to true friendship, especially as they worked together closely while filming. Their shared priority has always been the wellbeing and happiness of their children, ensuring they are raised in an environment characterized by healthy communication and positive parent relationships. Heather describes being welcomed by Christina because "the kids loved me and she wanted someone in their lives that loved them"—highlighting the supportive role a stepmother can play.
Heather is careful not to compete with ...
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Balancing Career Ambitions With Motherhood and Family Life
Additional Materials
Counterarguments
- The ability to take extended breaks from work, hire assistants, or manage flexible schedules is a privilege not available to many working mothers, making Heather Rae El Moussa’s approach less universally applicable.
- Many mothers must return to work soon after childbirth due to financial necessity, and cannot afford to prioritize newborn routines over employment.
- Not all co-parenting relationships can evolve into friendships; high-conflict situations or lack of cooperation from one party can make this ideal unattainable.
- The emphasis on organization and support systems may overlook the emotional and physical exhaustion that even the best planning cannot fully mitigate.
- Some families may find that strict boundaries, rather than close collaboration or friendship between co-parents and step-parents, work better for their circumstances.
- The narra ...
Actionables
- you can create a weekly “family priorities map” by drawing a simple chart that lists each family member’s top needs and upcoming events, then use it to guide which work or social commitments to accept or decline, helping you make decisions that reflect both career and family priorities.
- a practical way to foster open co-parenting is to set up a shared digital gratitude journal with your co-parent and, if appropriate, their partner, where each person adds one positive observation about the children or each other weekly, building mutual respect and focusing attention on the children’s wellbeing.
- you can model balanced adulthood for y ...
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Entrepreneurship and Launching a Business
Heather Rae El Moussa shares her journey of launching a beauty brand, detailing the financial, operational, and scaling challenges she faces as a first-time founder in a competitive industry.
Starting a Beauty Brand Requires Financial Investment and Learning About Manufacturing and Operations
Signature Lip Gloss Development: Research, Formulation, Sourcing, Color, Quality, Non-toxic Luxury
Heather’s love of skincare and makeup inspired her to create the perfect pink lip gloss. She partnered with labs, experimenting with different formulations, colors, textures, and ingredients. Her goal was to produce a gloss that felt luxurious, delivered the right results, and used non-toxic ingredients wherever possible.
Manufacturing Challenges due to Unreliable Partners Causing Delays
Component Sourcing and Packaging Require Significant Early Investment, With Initial Manufacturing Hiccups Depleting Resources
Finding and retaining reliable manufacturing partners proved difficult. Initial manufacturers underperformed, leading to hiccups, delays, and eventually the need to change partners. Sourcing components and packaging added further complexity and expense; these alone required an enormous upfront cash outlay. Heather explains that spending hundreds of thousands of dollars at this stage is typical, and she experienced first-hand how manufacturing and packaging issues quickly depleted available resources.
Self-Funding a Business Entails the Founder Bearing all Financial Risk and Operational Burden Until Profitability
Heather is entirely self-funded, explaining that she personally invested hundreds of thousands of dollars into launching her brand. She bought out a partner pre-launch, and has no outside investors, shouldering all financial risk herself. Coming from outside the beauty industry, she learned essential business terms like Roas and Soa through experience and trial and error, rather than formal training.
High Demand Impacted Scaling Due to Infrastructure Constraints
As the product gained traction and demand increased, the brand faced difficulty scaling due to limited infrastructure. Heather notes that she often wishes she had more capital at her disposal to accelerate growth and respond to demand more rapidly.
Brand Name Change Delayed Paperwork, Irs Approval, Expansion, and Amazon Sales
Legal and administrative hurdles also slowed expansion. The business rebranded from Heather Rae Essentials to HRE Beauty, a change that triggered delays as all paperwork needed to be updated and IRS approval secured. This red tape made it difficult to launch on Amazon, stalling the brand’s planned direct-to-consumer and e-commerce growth.
Scaling a Beauty Brand: Delegate Operations, Retain Creative Control
Delegating ...
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Entrepreneurship and Launching a Business
Additional Materials
Counterarguments
- While launching a beauty brand can require significant financial investment, there are alternative models such as private labeling, dropshipping, or starting with smaller batch production that can reduce upfront costs.
- Not all successful beauty brands require hundreds of thousands of dollars in initial investment; some founders have bootstrapped with much less by leveraging social media, pre-orders, or crowdfunding.
- Many founders from outside the beauty industry have succeeded by partnering with experienced consultants or agencies, reducing the need for extensive trial and error.
- Manufacturing and packaging challenges can sometimes be mitigated by working with established contract manufacturers who offer turnkey solutions, rather than building custom supply chains from scratch.
- Legal and administrative hurdles, while real, can often be anticipated and streamlined with the help of experienced legal counsel or business advisors.
- Delegation is important, but some founders successfully ...
Actionables
- you can create a personal checklist for evaluating any new product idea by listing out all the steps and costs involved in manufacturing, sourcing, packaging, and legal requirements, then use this checklist to estimate the true investment and timeline before committing resources to any project
- (for example, before starting a side hustle or hobby business, map out each stage—like finding suppliers, estimating packaging costs, and identifying legal paperwork—so you can spot hidden expenses and bottlenecks early)
- a practical way to prepare for unexpected operational delays is to set up a simple “delay buffer” in your project planning by adding extra time and a small emergency fund to every major milestone, so you’re less likely to be derailed by paperwork, supplier issues, or sudden demand
- (for instance, if you plan to launch a product or service, automatically add 20% more time and budget to each phase, and keep a small reserve for last-minute problems)
- you can practice deleg ...
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Personal Security, Home Protection, and Insurance Considerations
Recent high-profile home burglaries—such as the one experienced by Heather Rae El Moussa—highlight the need for public vigilance regarding personal security, insurance coverage, and the irreplaceable value of sentimental belongings.
Reassessing Security and Insurance for High-Profile Home Burglaries
Public figures and influencers, particularly those active on reality television and social media, face increased risk of targeted burglaries. Heather Rae El Moussa describes how her home was broken into in just three minutes—a sign of professional theft rings that scout properties in advance for valuable items. She acknowledges making the mistake of posting in real time on social media about being away from home, unintentionally alerting potential burglars to her absence. El Moussa reflects that sharing travel plans online creates an open invitation for organized crime to strike when homes are unoccupied.
She notes that people like her, with high visibility on social media and reality TV, become natural targets for theft. The burglars, caught on surveillance cameras, spent only minutes in her home, taking luxury designer jewelry and items she had collected over the years.
Valuable Items Need Insurance Beyond Standard Homeowner Policies
The limitations of standard homeowner’s insurance become apparent in the aftermath of such thefts. Nicole Lapin and Heather Rae El Moussa discuss that traditional home insurance generally excludes high-value possessions like designer jewelry, necessitating supplemental insurance riders or scheduled endorsements.
To secure coverage for valuable items, policyholders must itemize and specifically list each piece—such as Dior earrings or Gucci jewelry—before any theft or damage occurs. Without this step, stolen items may not be covered by the jewelry insurance, as El Moussa discovered after her burglary. Even when insurance is in place, policyholders face high deductibles, substantial out-of-pocket costs, and the risk of premium increases or policy c ...
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Personal Security, Home Protection, and Insurance Considerations
Additional Materials
Counterarguments
- While public figures may face increased risk, the vast majority of home burglaries target average households, not just celebrities or influencers.
- Many burglaries are crimes of opportunity rather than the result of professional theft rings conducting extensive surveillance.
- Social media posts are only one of many factors that can contribute to burglary risk; other security lapses, such as inadequate locks or alarm systems, may play a larger role.
- Some standard homeowner’s insurance policies do offer limited coverage for valuables, and policyholders can often increase these limits without needing separate riders.
- The process of itemizing valuables for insurance can be straightforward and is a common recommendation for all homeowners, not just those with luxury items.
- High deductibles and premium increases are not unique to claims for stolen valu ...
Actionables
- You can create a private digital inventory with photos and descriptions of your most valuable and sentimental items, then store it securely offline or in an encrypted cloud folder so you have detailed records for both insurance and personal reference in case of loss. This helps you remember exactly what you own, makes insurance claims easier, and preserves memories of sentimental items even if they're lost.
- A practical way to reduce burglary risk is to schedule social media posts about travel or events for after you return home, using built-in scheduling tools or reminders, so you can still share experiences without revealing your absence in real time. For example, set a calendar alert to post vacation photos a few days after you’re back, or draft posts in advance and publish them later.
- You can discreetly m ...
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