joining me is david o'reilly., develops, owns and operations mixed use real estate and commercial and resid residential. i want to start on incentives. across different markets an different price points you're on the higher end here. how much are you needing to incentivize? >> well, we're selling lapd to the home builders. our home builder partners selling the homes really only insent i have they're putting out there has been a rate buy down. and most of that has been relatively modest. we have seen public home builders post margins north of 25%. some close to 30 for almost two years now. which is a sign of their strength. and it's representative of the supply/demand imbalance. we have so much more demand than there's supply. the amount of incentives a home builder needs to offer is not meaningful. >> what about the labor to develop that land. for a long time especially during the pandemic it was really tough to get the labor and materials needed to get the building done. how has that shifted? >> it's become a lit