Long term, green properties are going to have a very distinct advantage.

Federal and state agencies that understand the value of energy-efficient space, corporate users who understand the long-term cost savings, and employee-centered companies that care about their workers' well-being are the primary users.

Most tenants feel the extra productivity and eventual cost savings outweigh the extra dollar. You have to price the green space competitively and count on the lower operating costs to make up the difference.

The substitute also means that the team that wins the toss starts the match with a distinct advantage.

My perception is high school teams don't travel well. I think it's a distinct advantage for us (to host).

There is still a distinct danger of renewed recession in manufacturing.