I think we have seen how this ends or the pendulum swings in some respects but in other ways you could imagine it perpetuating on for another 10 or 20 years and just getting worse and worse. I would say in a lot of respects we can look to Japan as to where we are heading. I feel they are 10 years ahead of us and when things start to rotate a lot of vacant properties will be out there but it will be hard to imagine throwing money at the properties or various businesses.

It's weird to think about because we would say there is some relative value in moving to various places in the United States or other countries but then when you go through the mental exercise of being there and living there it makes it tough if you have been to nicer places previously. After going to Lake Tahoe it's tough to think about swimming around in some of these mud waters.