joining us now, our specialist, richard florida. he atlantic" and professor at the university of toronto and has a fan base around the megapanel today, richard, so be warned there. they're coming for you. so, people always say, should i rent or buy, and the answer always is, well, some people should rent and some people should buy. and you get these vagaries. are there any rule -- what is the argument for why anybody should buy anything or rent anything? what's the foundation of the very argument that you're making? >> well, i think it's all changed. you know, people used to say, if you buy a house, you can save money, it's going to go up, and you know, it will be sort of for savings, you'll have a place to live, and you'll put money in the bank, which is your house. but as we've seen, that isn't true. and i think what's happening is more and more people who can buy a house are choosing to rent, especially if they think they might have to change their job. and two, and i think quite tragically, many people who might like to buy can't