diff --git a/api/tacticalrmm/core/utils.py b/api/tacticalrmm/core/utils.py
index 003af6c449..5f96cb93e2 100644
--- a/api/tacticalrmm/core/utils.py
+++ b/api/tacticalrmm/core/utils.py
@@ -7,7 +7,7 @@
 from base64 import b64encode
 from contextlib import suppress
 from requests.utils import requote_uri
-from typing import TYPE_CHECKING, Any, Dict, List, Optional, cast, Tuple
+from typing import TYPE_CHECKING, List, Optional, cast, Tuple
 
 import requests
 import websockets
@@ -219,14 +219,17 @@ def make_alpha_numeric(s: str):
 
 def find_and_replace_db_values_str(*, text: str, instance):
     import re
-
     from tacticalrmm.utils import RE_DB_VALUE, get_db_value
 
+    if not instance:
+        return text
+    
+    return_string = text
+
     for string, model, prop in re.findall(RE_DB_VALUE, text):
         value = get_db_value(string=f"{model}.{prop}", instance=instance)
-        return text.replace(string, str(value))
-    else:
-        return text
+        return_string = return_string.replace(string, str(value))
+    return return_string
 
 
 def _run_url_rest_action(*, url: str, method, body: str, headers: str, instance=None):
diff --git a/api/tacticalrmm/tacticalrmm/utils.py b/api/tacticalrmm/tacticalrmm/utils.py
index 9c202709ba..6491c8ef59 100644
--- a/api/tacticalrmm/tacticalrmm/utils.py
+++ b/api/tacticalrmm/tacticalrmm/utils.py
@@ -296,7 +296,7 @@ def get_latest_trmm_ver() -> str:
 # regex for db data replacement
 # will return 3 groups of matches in a tuple when uses with re.findall
 # i.e. - {{client.name}}, client, name
-RE_DB_VALUE = re.compile(r"(\{\{\s*(client|site|agent|global|alert)\.(.*)\s*\}\})")
+RE_DB_VALUE = re.compile(r"(\{\{\s*(client|site|agent|global|alert)\.([\w\-\s]+)\s*\}\})")
 
 
 # Receives something like {{ client.name }} and a Model instance of Client, Site, or Agent. If an