I know you own this stock-so do I. Listened to the conference call today. When the dividend is raised Wall Street just doesn't seem to care. I think we are at minimum payout and the dividend doesn't really need to be raised but it has to be raised. Share buyback is only going to aggravate this some more-saving 10% dividends using 8% debt remaining 2% has to be paid as dividend. Almost $100M property posted for sale-(can all this be 1031'd?)-even if it can the old tax depreciable basis will carry forward on new purchases. I agree with the share repurchase and subsequent sale of property to make it leverage neutral but will this create a tax requirement of paying out a higher and higher percentage of FFO?