right, right. and richard, i had a question related to that. we have an idea in the country that america sort of leads the world in terms of home ownership, but if you actually look at rates of international home ownership, we re kind of in the middle of the pack. so i m wondering, despite all of our federal government support for home ownership, how much has that actually changed the percentage of people who own homes? not much. i think at our high, we never quite hit 70. and in a bunch of countries, including canada, which we re deeply familiar, it s 70 plus. i think in the united states now, what s really interesting, and i think this bodes well for the united states, although it s quite troubled in the short run, the united states is now sorting this out in a way that s very interesting. and my hunch, the urban land institute, who tracks this, believes that if you really look at the real rate of home ownership today, like people who own their homes, those who are under water, i