Hey don't make any decision based on what I say. Honestly I have no clue how Miami will shake out. Not one clue. Also, we are currently and for the past three years have been trying to get a new reserve rules in place. When they come out we will see how things work out.

Also, I'm not saying you won't flow or it won't work as advertised in 7-8 years. I'm just looking at the big picture and would be shocked if you couldn't get to a legacy before you flowed.

Also, you run the chance of Envoy kicking republic out of Miami in a couple years when Envoy grows significantly over the next couple years.