Flash, you are totalling forgetting about the MOC terms (royalties and taxes) which will be about 30%-40%. So knock a bit more off your calc. And who knows for sure what this JV will be able to sell its gold for. Will VZ require us to sell to them at a discount on a portion or not? So there are a few unknowns still. And the market does not like unknowns. Get the damn JV released so the market can digest it and we will go from there.