Capital in Japan is not the issue. The issue is deal access -- and that's it. It's a knife-fight out there.

It's a lighter breading, ... It's definitely a better piece of meat than a lot of places. If you're going to take it and pound the meat, you'll buy inferior meat. We use a lean product to begin with.

It became apparent we were going to lose a lot of history. We didn't want that to happen.

It's a natural progression to where the opportunities exist.

We are selling some but are still net buyers because we think property values are still going up in Japan. For some assets we can make more money holding than selling.

CSE is calling the shots. We'll be out here as long as we can, but there's no point in being our here if there are high winds and it's too dangerous for the musicians to play.