 of interest rates ever because it's our specialty our entire career josh and i have been saying well interest rates have got to go up at some point you can't you can't expect this you know four percent forever you can't expect three and a half forever you can't expect three forever you can't expect two and a half forever and we've been wrong wrong wrong wrong so careful careful if you're assuming that oh no these it's it's a boomerang uh yeah we're at seven percent now give it 18 months we'll be back at four careful