Completely agree. I talked to a energy consultant on a plane trip a while back (before we had energy concerns). He dealt with small power plant and alternative energy operators. I asked him the question about demographics and energy. He said it was clear in all the research that folks are slowly migrating to warmer climates. He specifically mentioned Detroit as being one area where they were seeing measureable migration to warmer climates. Only makes sense. Hopefully we see meaningful pullback in RE next couple years so I can make some bets. -Q