 It's good to have you on the program. Thank you. Let me start with this, again, sort of a broad question. You heard me say a moment ago that these stories are far too frequent. I'm not naive in asking that, but why is that? Why do we keep seeing these stories time and time again? This is 2024, and these stories of devaluation, undervaluation, biased appraisals, again, no naivete here, but why do we keep seeing these stories?