The numbers I quoted included all costs including any closing or MF and had all banked and current points rented out. Those are real numbers as I did rent them out. Current rental rates are about twice what MF are, and I agree with you that over time I do not think that rental rates will maintain that 2 for 1 rate and will shrink. We're actually only a little apart here. I think you don't think that DVC ever makes a good investment, while I think there a few extremely rare cases when it can make a good investment. In 99% of the time I think we'd be agreeing that DVC is a bad investment. Didn't those commercial guys get out because Disney scared them out, not because they weren't making money.