 Yeah, and I also just don't think that Dallas is as good as the market indicates, Dave. I think that Memphis deserves a little bit more respect. I understand they made a run to the NBA Finals. They looked very good. But this is a much tougher West, including that team in their own division in Memphis. I think that is very much worth it for that Grizzlies team. Great stuff. JVT, appreciate your time as always, man. Thanks for hopping on with us here on the Progressive Guest Line.