i bought in even higher long ago and like one of you bought more lower at about 8 . Over the years have I have received quite abit in dividends and used to get flashy capitol gains at year's end. Like the rest of us who held onto the shares i hope we get bsck to atleast 15. That won't match my initial outlay. This is the only investment i screwed up, but if Mr Steers doesn't fold up and retire and if the economy is atleastt stable, perhaps i won't feel so foolish ten years from now. Hey we are back to 10 one can foolishly dream abit. Hah!