jim milstein.w federal program to provide mezzanine financing for new construction of homes. you laid out the plan to our colleagues in a podcast with joe weisenthal saying it was probably one of the most fascinating episodes ever. how do you plan to restart this housing economy at a time when many people believe we are in a pretty serious affordability crisis? jim: we are in a serious affordability crisis. depending upon which economist you talk to we have between a 3 million and 5 million shortfall of supply of housing units against the demands there. when these markets are out of balance, when any market is out of balance between supply and demand you get price appreciation. since the pandemic we have seen house prices of 20%. typically, over the long-term, over the last 200 years of american history, house prices have appreciated on average 2% per annum. in the last three years we have seen house price appreciation of 20% and rent appreciation as well because there is such an imbalance between