I had the opportunity to drive around the city today. We live in the Washington/Baltimore area. It was very concerning to see virtually new shopping centers where original tenants (2-3 years) have gone out of business. The stores are locked and empty. At the other end of the center there are still units that have never been occupied. And while all of this is going on, there are new centers being built in other areas. New, old, it doesn't matter. There is alot of commercial space available and more on the way. There are at least three more centers planned for the immediate area over the next several years. Supply is at least 10 years ahead of demand at this point. Even though I got out of all my REIT's in '05, I feel sorry for those still holding REIT paper.