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Lowest and is highest vacancy rates of 2020. all of that capital is pouring into residential where we are seeing double digit price increases and a low interest rate environment where we have ever seen. some is terrible to own an office building that's about to get worse and it's a great time to be in the home building business. >> how about education? >> two under my roof, one under grad and not going back on time this january. >> yeah, what we have is at nyu and harvard, we have $65,000 streaming network at this point. if you think of manufactures have innovated around format at colleges, we...

Certification whether it's google, training 100,000 people with college degrees. and vocational training which we are taking seriously, you are going to see the most disruptable product in history and haltom city higher ed, covid is coming for that chin. $750,000 in the industry is about to be disrupted, that disruption iso overdue. >> tells me nyu and harvard will survive but others will fall on the waist side. >> if you can't find love in the workplace or classrooms, what's the impact? >> that's the second order effect that we are not thinking about. one and three relationships begin at work...