RE:Michael Harvey QuestionWho's the idiot here. I am a builder and now housing market is hot hot hot just like oil. As we make fcf you spend it on future growth. You can have your cake and eat it to. If we don't develop for the future the party is over or if interest rates jump in a few years your broke pretty simple business. You definitely need to keep debt low cause bankers are a strange breed. I would suggest you learn basic business before you speculate how to run a 10 billion dollar corporation. From your arm chair analyst I don't think you could manage a 2 car funeral. I am sure you would be drilling new wells to fuel the car.