International real estate

Last thing I want to talk about is what is, because you're very focused on multifamily, 10,000 units Southeast, but what's an opportunity that if you had more time or weren't focused on what you're doing now that you'd want to explore more or would be very excited to explore?

I think international real estate is something that I want to have an opportunity to do at some point.

What we have in the U.S. as a real estate market is fairly efficient.

We're the envy of the world when it comes to being able to develop.

[laughs]

... is that our algorithm right now i- is both showing us international real estate.

Like, I'm getting flooded by, um, by homes in Italy right now.

You know, everything from, you know, $1, $1 townhomes in some small town in Italy, all the way to million-dollar estates in Tuscany, and Clint-