gil, along side political commentator and host radio has carla nixon and tax attorney and chairman, americans preferred taxation. steve hays, welcome to the party, steve gail, you know what i want to go with something garland was talking around the last segment, real estate inflation in real estate in the fed saying that they're not going to cut that. they're not looking to cut it cutting, give it another to cut this year. what problem is it right now? do you think, how much of an impact does it have? the fact that our buildings are empty, per real estate is storing. but who is by well, 1st of all, the guidelines. exactly right. it is a ticking time bomb, you know, when cold except people, how people haven't come back. and companies have move forward with less people which means less space to fail. the desire to have a lot more of those big office buildings and downtowns with a lot of people who are working remote. you've also seen the impact uh, in post cobra's and of, of the by nomics, of, of inflation. the small businesses, they're in the strict shopping centers in suburban and r