We all know there is a land closing coming for the location of the refinery, so there is no doubt about that. Just buy and hold, imo. Everything in its time. One step at a time, and we will have a refinery built. In Texas, real estate laws have changed and do require more time to complete closing now than it used to take. Just try to buy a piece of property through a realtor in Texas now compared to two years ago.
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