I am thinking most people around here don't have contacts with large REITS and developers. So I'll relay what I'm told the last time I asked about Hawaii. I'm told point blank they have a fiduciary duty to stakeholders and our market is not that attractive. Last year I was told (topic unsolicited by me) that the tax regime is too uncertain. It can be changed too easily to make it worthwhile for their consideration. Yes, there are REITS and developers here, but many more don't want to be here, precisely because of the 'shift the burden to someone else so we won't have to pay for it' attitude as opposed to cost control and strong cost efficiency. Eventually there no more feel good solutions like that. Ex, the last attempt to shift the rail burden on hotel businesses.