I'll see TD's 42 and raise $2. I expect us to hit, maybe not hold, $44 by December 31 2012. There is just not that much competition for stable income producers on the markets. I wouldn't touch bonds with a ten foot pole right now, or for the forseeable future. AX and BTB have higher yields, but more beta (volatility exposure). REI and the senior office REITs have limited SP upside and lower yields. Besides, I don't believe that D is done buying properties for the year. If they divest some industrial and other peripheral properties, they will have CASH burning a hole in their account. I bet they can find a home for it. :) "The FFO shall rise again!"