So I get an email, I'm sorry, a text, which I hate text, I like emails, but that's what happened.

From Eddie Martini earlier this morning.

And he says, give me one reason why you're optimistic about the back half of 2023.

And I knew that that means he has a sales meeting with the entirety of the I Heart sales staff this morning.

And he's looking for something to pep him up.

And so I pulled up the forward yield curve, which I just happened to have been looking at last night.

And I took a shot of that, which is basically what interest rates,

treasuries and those sorts of things are going to be doing for the future.

And my real estate buddies who do real estate deals, use the forward yield curve,

it's not necessarily perfectly accurate, but it's a pretty good indicator.

And it will tell you, I mean, you're talking to people who are, who are Federal Reserve governors,

getting their opinion to help calculate this, this forward yield curve.

And so if a guy is pricing a deal, and he's going to have his interest rate float,

and he's going to structure it such that he's going to tie that down in six months or a year,

he'd like to know where the interest rate is.

Because the difference between, and I'll just pick numbers,

a 3% interest rate on a deal and a 7% interest rate on a deal,

is a dramatically different deal.

And you probably gotten tired of hearing me say this because I get frustrated with people,

and I know that if I'm hearing it in dinner conversations,

and I'm reading it in emails, then a lot of other people are going through this and not learning it.

This is my problem, is that we put people through 12 years of public school,

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