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.

Those are tracts that we think pretty much obviously have strong conservation values. Those values are protected under the current ownership and there is also public access.

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.

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