We made tremendous improvement from the beginning of the tour until the end,

I've been around The Cedars from the beginning, and I can tell you that we're really tight here. Everyone works together here. It's a neighborhood unlike any other in Dallas; it's a true community.

We are beginning to see some signs of improvement in mergers and acquisitions and an increased number of transactions,

It's definitely an improvement. They're beginning to ponder their involvement in China. We began to write these companies in 2002, and they didn't take us seriously then. We want to discuss it and find the best solution.

They'll go to H&R Block at the beginning of April and they haven't planned over the year for the deductions they can take, so they can't take them. There are an awful lot of rules to learn. They don't think about business travel and business car use.

It is not an end in itself; rather the beginning of the rebalancing of our portfolio and the building of a less leveraged company that can grow and prosper over the long haul,