Hey, everybody. Steve Cortez joins us to talk about the looming commercial real estate collapse.

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Very important segment coming up here. Steve Cortez joins us. Steve, welcome to the program. I also want to mention your substack. Patria, is that right? Is that how you said it? That is correct. Okay, everyone check it out. Patria on substack. And we're here to talk about your recent article, the syllabus of economic errors.

Tell us about it.

Yes.

And by the way, so I titled this, the syllabus of economic errors because I'm playing off of the syllabus of errors, which folks out there might know, especially if they're Catholic, was a papal encyclical that was issued by Pius the 9th back in 1864 where he sort of rails against modernity and all

of the heresies and mistakes of the modern age. He was incredibly prescient. He really saw the future

and saw a lot of the failures that were unfortunately enduring even to this day. So unfortunately,

in the economic realm, when I was thinking about the risks that are that are intensifying in the economy right now, I really believe that it is due to a comedy of errors, a circus of errors, or, you know, if you will, a syllabus of errors.

Policy mistakes, policy failures in the last several years that have led us to a place right now where we are in a terrible economic predicament where I think the risks are rising dramatically. And by the way, when I say I think, it's not just that I think so, Charlie, it's that the American people think so. There was a really pessimistic, terrible survey that just came out, a survey that goes back 30 years, asking, are your children going to live better? Are they going to be

better off than you? Are they going to live a better economic life than you have lived? And for

...