RE:5 year potential One thing to keep in mind with regards to long-term share buybacks like what's happening now is that most of the proceeds that will come from selling the retail/office assets are tagged towards going towards future develoments in the residential Lantower segment, it's not 100% all going towards share buybacks.
The Cove development out in New Jersey is going to cost something like $3 billion total and H&R is a 50% partner. The project looks great and many of their assets out in Texas and in the Sunbelt have huge potential. While I'm happy with shares being purchased back at a discount, let's not forget about the development potential and future growth of the company as well. That's how we make good returns for years to come.