Yes its very competetive here too but the top 20% always do 80% of the business and I plan to put in alot of hours, I also grew up in Santa Barbara and know alot of people. I am prepared to go 6 to 12 months without any commisions but Would be great to close even a condo in the first few months, I will be learning from some experienced friends. I am excited to start this new chapter in my life!! John R-6920