Stu I would have to agree with the prevailing sentiment especially for the OC. You got to keep it regional and TG’s area has already been walloped so his downside risk is significantly reduced. As pointed out here additionally we are really going to feel the economic affects of the downturn which by and large have NOT been felt yet. While there could be widespread relief for distressed homeowners that should be cancelled out by economic stresses at the macro level at least in the OC