you now have mall owners literally operating stores aeropostale went into bankruptcy and a joint group of mall operators took on the brand and are producing clothing i much prefer store capital to this a smaller company stor i'm long a triple net lease it's not malls it's a single building and it's not retail it's hairdressers, health clubs, things that cannot be disrupted by the internet or amazon. this is the only reit in warren buffett's portfolio. >> i think it's the one that's defied the mall is dying kind of rhetoric that's out there. i agree with josh. with retail bankruptcy, rising rates, declining rents, it's tough to see how you buy this. >> it's not a narrative. it's a reality occupancies are back at 2011 levels empty stores in malls are not good >> they have defied it, that stock specifically >> they've defied it by making up for it with entertainment, which is fine, but, look, you can teach someone basketball you can coach but you can't teach height >> you don't have to tell me that one >> you have great management, it's just not where i want to be invested the next five y