FWIW, I looked at HTS before, I passed because interest income keeps declining quarter after quarter and so does core earnings the last couple of quarters. still covering the divy so I'm not too concerned at this point, but just like to see better growth. so not for my taste, but heck that divy as long as it is safe should keep the stock up at current levels, just by itself. All is just my opinion, and I could always be wrong though.