J Darrin Gross
I'd like to ask you Grant Pruitt, what is the BIGGEST RISK?
Grant Pruitt
Sure, I'll give you the micro first and I'll give you the macro. So from a micro standpoint, with primarily offices in the state of Texas, the biggest risk is the the perceived safety of the cities. As long as the cities in the state of Texas are perceived as relatively safe, we'll continue to see that inbound migration, the schools have always been an issue. And people always talk about schools. But the minute people don't feel safe, that's when you see a flight to other parts of the country where they do perceive that safety. That's the map the micro, from a macro standpoint, it's probably going to be the same concern tomorrow, and next year, 10 years from now, 20 years from now, it's always the lending facilities for me, because I'm in commercial real estate and always quiz people and say, who owns all the real estate in the United States, because the United States is different than some other parts of Europe and so forth. The banks, the banks own the real estate, because they have loans on most of the real estate that's out there. And when we have hiccups in the lending facilities, that's where we have real trouble. We saw it in, you know, the 1980s 2008. Anytime that banks fail, anytime we see issues with lending, potentially alternative vehicles that that create more risk? That is a huge concern.