the commercial loans that everybody used to discuss the trillion dollars that are going to cause a collapse across the entire banking industry well they all don't get refinanced at one time and they will be much easier to refinance at lower rates than at higher rates additionally you are seeing occupancy in the best commercial properties at the highest levels we've seen in years at this point and the rents in cities like New York for example or the highest in the history and there's waiting lists actually to get in several of these key properties.