Michael, I wanted to ask you with your co-op-assignments when doing the lease agreement with the seller there are things you won't know until you find an end buyer. Example occupants, vehicles, etc. do those blanks have to be filled in or can they be left open? And on the option agreement the non refundable option deposit, rent credits, total purchase price unless they are fixed up front, there again there is no way of knowing what the end buyer is willing to put down how much he expects as a credit, and what to build into the purchase price so the seller can absorb it.? How is that handled? Unless the paperwork between you and the seller is drawn up after all the parameters with the end buyer have been negotiated. I was a little unclear on the process on the paperwork.