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Then it's incumbent on us to do that, be a little early, our stakeholders understand that, be a little patient as long as we're disciplined, as long as we're talking about our underwriting, we've been at this for a couple decades and we will get it right. Craig Schmidt Okay, thank you. Operator Thank you. Our next question comes from the line of Christine McElroy with Citi; your question please. Christine McElroy Hi. Good afternoon. I'm just a follow up on Craig's last questions, just for that higher yield opportunistic staff that you're buying in the funds, there's been a lot of talk about how much power กระเป๋า CHARLES & KEITH ของแท้ pantip center [indiscernible] diversion versus centers for the grocery component, the center you bought in March is more of a power center that you have another contract on it for earlier but are you seeing more opportunity in that category and do you think that maybe power centers are maybe being mispriced in an environment, or you don't -- you don't necessarily see grocers as a safe haven. Ken Bernstein Yet so just because you don't want something doesn't mean you like something else more, but if and when can but กระเป๋า mango ดีไหม what we have articulated is roughly a 400 basis points bred from our borrowing costs, and remember the benefit of the fund structure high risk, high return, more leverage about two-thirds leverage to achieve that return. Where we can borrow at 3.5 to 4 and by 7.5 to 8 and if you're borrowing at 4.5 then we need to raise it up and where that cash flow is clean meaning dividend-able. If we can get a mid-teens return because of a widening of the spread of power versus supermarket, we're frankly power versus other alternative debt instruments that mid-teens return strikes me as pretty compelling, the devil's in the detail though, so one bankruptcy takes a lot of fun out of that dividend. And we do struggle with where might this all settle out.
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