so for example, when real estate collapsed in 1989 to 1992 and we had the rtc resolution trust company, nobody wanted to buy real estate. it got down to the bottom and somebody brought us a potential investment which we could price anyway we want basically. and we picked a 16% return at the bottom of the cycle with no leverage. i didn't know anything about real estate but i said if we can create a 16% return borrowing no money and then we can borrow a little bit of money on top of it so we're getting like a 23-24% return. when we filled up this 20% vacant set of apartments, in effect that would give us a 45% return. then as the world got still better, the rents would go up and we'd make like 55%. and i didn't see a down side. and that was the start of our giant real estate business. and each one of the businesses we've gone into, there's always some point of inflection where even when you describe it to other people, they either don't believe it or they're so traumatized by the problems they're already dealing with they don't want to deal with it or people won't finance them because th