There's so much I want to say about that but I know we probably need to wrap this up so you can get to your next thing. But that made me actually think about the approach that we took for the zoning on it. I don't know if I have mentioned this before but I'm working on the redevelopment of an old school with Monty Anderson who's a developer out of Texas and then a local land trust that we're on the building. We used this PUD process which is kind of like where you negotiate the zoning parameters and that was something that we really needed to negotiate from a site improvement perspective. To what extent are we repaving parking lots and making it essentially a brand new site and we were able to negotiate it basically to the point that we could kind of use what we have on the site and power wash clean and re-stripe rather than reconstructing things. So I think that that approach kind of applies to both site improvements and site zoning and things of that nature, how much you're changing the facade on your building for example because there are so many standards that take these buildings and areas that are kind of stagnating, I've been declining for a long time and the market is not there to make the investments that are needed for it to pass all of the different tests, not just building code but zoning as well and you know subdivision standards, basically all of the regulations require that things need to be market rate. It needs to be like a hot market for anything to get done unless you get some significant amount of subsidy to cover it which we're not using on this project. So it's been a learning curve and we're now under construction so I'm looking forward to learning more about building code. Yeah, yeah. Yeah, we'll see how it goes.

That's a great example. Well and Monty is like, he is almost, I mean not almost, he is a hero of mine. He is heroic in the sense that he has devoted a lot of his life to hacking these things and figuring out how to make them work in spite of there being like easier pass in the world, right?