The Future of ESG and Carbon

The way you and I kind of know each other is through our mutual friend Joe Margolis at Extra Space. And actually incubators a great word because we use that term a lot in that really our approach is to incubate new strategies more in our value add products. And then we kind of learn the ropes like manufacturer housing is a great example where we started doing that in our open end US fund. And now we're doing it in our core fund, because now we get it and we know who the right operators are. You have that outsize return early in the life cycle of a new product type. Then, you know, it becomes a little bit less exotic and then the returns