Chris McGratty: Oh! Great. Thanks. In terms of the PPNR guide, you addressed the net interest income component. I wonder if you could spend a minute on both the expenses and the AmeriHome aspect of just getting a full circle on PPNR. Obviously, the deposit and the insurance lines are biased both comment there and then also kind of comments on the gain on sale margins approaching normalized, is there room to go there on AmeriHome? Thanks.
Ken Vecchione: Okay. So AmeriHome generated about $88 million of total banking revenue. For us, we modeled that out at about the same amount for Q3 and Q4. I will say it is early on, it’s only 17 days or 18 days into July, but they are having a very, very strong July. And why is that? Well, production margins are stabilized and actually returned to more historic levels. So they are running closer to 43 bps, 44 bps, 45 bps. And what we saw was the retreat of one very large money center bank from a correspondent lending market, combined with the industry capacity rationalization has paved the path towards higher margins, higher win rates and that’s what’s giving us a good deal of comfort. With that, we are also building an MSR, which gets valued and is producing double-digit returns and so with growing our capital allows us to bring in more servicing income.
So that’s the AmeriHome story. So for us, it’s a steady total mortgage banking revenue going forward with potential upside given what we are seeing in the current market. That’s how I would describe AmeriHome. Related to the expense efficiency or our locally adjusted expense efficiency, we see that over time coming back into the high 40s. But I think what’s very important here is that, remember that WAL has always made investments with a viewpoint towards longer term returns for its business, product service development. We focus on generating consistent earnings with the appropriate returns. And so over the last several years, what we are talking about today is escrow services, settlement services, corporate trust, the online consumer platform and the growth — the continued growth in HOA were all funded by consistent expense investments in our P&L.
So we are going to balance the efficiency ratio for future growth, as well as looking to — into our PPNR guides and our PPNR guides are at the high — consider the adjusted efficiency ratio to remain at the high — in the high 40s to achieve the PPNR guide that we have given.
Dale Gibbons: Chris, I mean, I think, we have had a reputation that we are pretty efficient. We have been in the low 40s for a number of years and now we find ourselves elevated from that level. But we have also grown very quickly during that period of time and it’s just natural as one is in kind of a strong growth mode that some things are done that aren’t as efficient as they could have been structured or organized at that time. We are going through a process now to streamline that and look through some of these elements in terms of whether it’s vendors or consultants and things like this that we think also can push down some of these extra costs that we have had in our operating expense line.
Chris McGratty: That’s great color. If I could ask a follow-up. You talked about net interest income growing exiting the year. If I take a step back and think about PPNR, the stable number for the back half of the year. As the balance sheet normalizes and everything gets back to normal, is the expectation that the PPNR dollar should grow off that low 280s [ph] as we enter 2024?
Ken Vecchione: Yeah. So the way I would think about it, it’s a little more stable in Q3 as we look to paydown our borrowings and we maintain that Q3 to Q2 and then seeing that begin to rise in Q4 as we exit the year into 2024.
