Holk, I did not advocate going all in, just to wait and see what the market has to say.  But you are 100% correct, that even a strong upward move cannot be trusted to be other than a preluide to financing.

I definitely think things are not only looking good, but also better and better as time goes by.  However, a little cash may be needed and that's okay, so I think your point is most well-taken!