Latest / Bloomberg Intelligence / Warner Bros Reopens Talks as Paramount Signals Higher Bid
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- 0:24Speaker 2: It is Tuesday, but there's still a lot of mmah
- 0:26Speaker 2: to talk about Tuesday. Yeah, murder Tuesday. Although this one's
- 0:29Speaker 2: been like in the works for so long. Now Warner
- 0:31Speaker 2: Brothers Paramount Netflix looks like Warner Brothers is now open
- 0:35Speaker 2: to a paramount bid, a little bit more open than
- 0:38Speaker 2: it was before. It is reopening talks with Paramount as
- 0:42Speaker 2: Paramount signals a higher bid, but has not actually raised.
- 0:45Speaker 3: I'm glad you've been You reported it correctly because they
- 0:47Speaker 3: haven't raised their summit yet.
- 0:49Speaker 2: They said, you know, we could, so I guess that's
- 0:51Speaker 2: good enough for them to reopen discussion. Stephen Flynn is
- 0:53Speaker 2: our senior credit end list on this developing story. So Stephen,
- 0:57Speaker 2: how are you looking at this development?
- 0:58Speaker 4: Yeah?
- 0:59Speaker 5: So you think a couple of weeks ago, on February tenth,
- 1:01Speaker 5: Paramount actually came out. They reiterated a thirty dollars per
- 1:04Speaker 5: share cash offer for the entire Warner Brothers Discovery, but
- 1:08Speaker 5: they did add in a few other things. Number One,
- 1:10Speaker 5: they said that they would pay the two point eight
- 1:12Speaker 5: billion dollar termination fee that Warner Brothers would owe Netflix
- 1:16Speaker 5: for breaking that deal. They'd said that they would help
- 1:19Speaker 5: with the fifteen billion dollars of bridge loan that Warner
- 1:23Speaker 5: Brothers has outstanding from a bond tendor.
- 1:26Speaker 4: Deal that they did mid last year.
- 1:29Speaker 5: They'd also fully reimburse Warner Brother's Discovery for a potential
- 1:32Speaker 5: one point five billion dollar fee that Warner Brothers could
- 1:36Speaker 5: owe certain bond holders if they do not do a
- 1:38Speaker 5: debt exchange by the end of this year. So this
- 1:41Speaker 5: is a complicated story that keeps getting more and more
- 1:44Speaker 5: layers of complexity on top of it.
- 1:46Speaker 3: Remind us, Steve, if Paramount were to win this deal
- 1:50Speaker 3: for Warner brother this would be a very highly indebted company.
- 1:54Speaker 6: You guys don't like that.
- 1:56Speaker 5: Correct, Yes, So, Warner Brothers Discovery would have about eighty
- 1:59Speaker 5: five billion dollars of total debt pro form for this deal,
- 2:03Speaker 5: a combination of Paramount and Warner Brothers. Right, So, Warner
- 2:05Speaker 5: Brothers has about thirty one billion dollars a debt Paramount
- 2:08Speaker 5: has about fifteen. This deal would add about thirty nine,
- 2:11Speaker 5: so you're talking about eighty five billion. If you just
- 2:13Speaker 5: look at the combined EBITDAT for both Warner Brothers and
- 2:16Speaker 5: Paramount for twenty twenty six combined, they're about twelve billion dollars,
- 2:22Speaker 5: you know, just just space math, you're talking seven times levers.
- 2:25Speaker 4: That's obviously huge.
- 2:26Speaker 5: But Warner Brothers Paramount expect about six billion dollars of
- 2:31Speaker 5: cost synergies. So if you give them credit for that,
- 2:34Speaker 5: that turns it gives you about eighteen billion dollars.
- 2:36Speaker 4: VIPA DOT still get you credit well over four times
- 2:38Speaker 4: synergy credit.
- 2:39Speaker 6: You guys are pretty stinchy.
- 2:40Speaker 5: Well, yeah, we can give it, but we give you
- 2:43Speaker 5: a certain amount of time to actually show it.
- 2:45Speaker 4: Right.
- 2:45Speaker 5: So, and this is really important because what will the
- 2:48Speaker 5: rating agencies do and for the fifty four billion dollars
- 2:51Speaker 5: of debt financing that they have in place to support
- 2:54Speaker 5: this deal, to what extent will it be ahead of
- 2:57Speaker 5: the other debt through either guarantees and or security. So
- 3:01Speaker 5: if you could argue that it is ahead of all
- 3:03Speaker 5: the other debt and you give them pro former credit
- 3:06Speaker 5: for the synergies, you're talking about three times leverage through
- 3:10Speaker 5: that fifty four billion dollars, which could potentially get you
- 3:13Speaker 5: IG credit ratings. Right, So if we look at Charter
- 3:16Speaker 5: as a comparable, So Charter for many years had a
- 3:19Speaker 5: total net leverage target of four to four and a
- 3:21Speaker 5: half times, but they had.
- 3:22Speaker 4: A split capital structure.
- 3:23Speaker 5: The secure bond debt was IG, the unsecured debt was
- 3:27Speaker 5: high yield, and the secure debt they kept that a
- 3:30Speaker 5: little bit over three times. And so if you use
- 3:32Speaker 5: that as a comp and give them credit for the synergies,
- 3:35Speaker 5: you know, you could say that.
- 3:38Speaker 4: There's a lot of ifs there. Yes, there is, there's
- 3:40Speaker 4: a lot of ifs there.
- 3:41Speaker 6: That Starter's cash a little better and I like that.
- 3:42Speaker 5: Yeah, but you know, pro form powermount Warner Brothers should
- 3:46Speaker 5: generate a lot of free cash flow, and they, you know,
- 3:48Speaker 5: they should.
- 3:48Speaker 4: I assume they will commit to use all that to
- 3:50Speaker 4: reduce the debt.
- 3:51Speaker 5: And typically grating agencies will give the company a few
- 3:55Speaker 5: years to kind of hit their targets and show the delaveraging.
- 3:57Speaker 2: So Warner Brothers when it merged with Discovery also took
- 4:01Speaker 2: on a lot of debt. How does this potential Warner
- 4:03Speaker 2: Brothers and paramount debt profile look compared to what Warner
- 4:07Speaker 2: Brothers look like after emerging.
- 4:09Speaker 5: You know, it's total in thinking about the leverage, it's
- 4:11Speaker 5: not too different.
- 4:12Speaker 4: But let's hope that this works better, right, So, because
- 4:15Speaker 4: it didn't.
- 4:16Speaker 2: Work so well and Zoslov was kind of just preoccupied
- 4:20Speaker 2: with bringing down the debt for years.
- 4:23Speaker 5: Correct, correct, So when they emerged Discovery with Warner Brothers,
- 4:27Speaker 5: they purchased it from AT and T effectively and it
- 4:30Speaker 5: had a high leverage and they promised to d lever
- 4:33Speaker 5: and it did not deliver as quickly as anticipated. So
- 4:36Speaker 5: then that's when last summer you had the whole announcement
- 4:38Speaker 5: of the split and they decided to launch a tenor
- 4:40Speaker 5: off or where they got some new financing in place
- 4:42Speaker 5: and told the existing bond holders will buy the bonds
- 4:45Speaker 5: back from you. But you know, you're taking some pretty
- 4:47Speaker 5: big haircuts to the mount that you're owed, and they
- 4:49Speaker 5: still had very good participation.
- 4:52Speaker 4: Stay with us.
- 4:53Speaker 6: More from Bloomberg Intelligence coming up after this.
- 4:59Speaker 1: You're listening to the Bloomberg Intelligence Podcast. Catch us live
- 5:03Speaker 1: weekdays at ten am Eastern on Apple, Coarclay, and Android
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- 5:13Speaker 3: Anthropics PPC talks about extending and contract with the Pentagon
- 5:17Speaker 3: are being held up over additional protections to the artificial
- 5:20Speaker 3: intelligence company wants to put on its clawed tool.
- 5:24Speaker 6: Absolutely no idea what that means.
- 5:26Speaker 3: Mandeep Seeing does mandep Seeing, Global Tech research head for
- 5:29Speaker 3: Bloomberg Intelligence, what's going on with our friends at Anthropic
- 5:32Speaker 3: because I know they do a lot of work with
- 5:33Speaker 3: the US government.
- 5:34Speaker 7: Yeah, and look, I think Palenteer is the company that
- 5:38Speaker 7: really made a name for themselves in the kind of
- 5:41Speaker 7: work that all these LLM companies are being tasked to
- 5:44Speaker 7: do for the Department of War. And look, it's going
- 5:50Speaker 7: beyond analytics now. So what Palenteer did was you could
- 5:54Speaker 7: look at unstructured data like the GPS coordinates tie intelligence
- 6:00Speaker 7: in terms of you know, finding about some source or
- 6:04Speaker 7: some entity, and that was heavily used in a variety
- 6:08Speaker 7: of use cases. Now, I think these llms are trained
- 6:11Speaker 7: on we know, fifteen trillion tokens and they can ingest
- 6:16Speaker 7: large amounts of data and do analytics at a level.
- 6:20Speaker 4: That you know, we have not seen.
- 6:22Speaker 7: So in this case, the company Inthropic has talked about
- 6:26Speaker 7: their AI constitution or in other words, putting guardrails around
- 6:30Speaker 7: the kind of surveillance activities they want the llms to do.
- 6:34Speaker 7: And obviously from a government perspective, they want to do
- 6:39Speaker 7: whatever it takes from a national security perspective. So I
- 6:42Speaker 7: think that's where there is a discussion going around the
- 6:47Speaker 7: kind of guardrails that they want to see and the
- 6:50Speaker 7: level of I guess work that the government wants them
- 6:53Speaker 7: to do.
- 6:53Speaker 2: Okay, So the Department of Defense or a Department of
- 6:55Speaker 2: War as it's now known, this relationship with Anthropic, it's
- 6:59Speaker 2: not limited to just using anthropics models, is it, Because
- 7:03Speaker 2: it wants to make sure that it's got kind of
- 7:05Speaker 2: a wide source of AI large language models to draw from.
- 7:09Speaker 2: So what is that relationship like with I don't know, chat,
- 7:11Speaker 2: GPT or Gemini or even Grock.
- 7:14Speaker 7: Yeah, all of these companies have a contract with the
- 7:17Speaker 7: Department of War and like for example XAI is Grock
- 7:22Speaker 7: has a two hundred million dollar contract. So you know,
- 7:26Speaker 7: the department is using all the possible tools that are available,
- 7:30Speaker 7: and from that perspective, Enthropic is one of them, but
- 7:34Speaker 7: no one else like chatchipt hasn't talked about you know,
- 7:37Speaker 7: guardrails in such a big way as Entthropic has, So
- 7:40Speaker 7: that's the big distinction. And obviously SpaceX is a defense
- 7:44Speaker 7: contractor for the Department, and now with Xai merger, I
- 7:49Speaker 7: think they can do more work around the drone side.
- 7:52Speaker 7: So at the end of the day, I think you
- 7:56Speaker 7: have to think of it from a geopolitical standpoint. What
- 7:59Speaker 7: China is doing, you know, with that infrastructure and similar concepts,
- 8:03Speaker 7: and what I think the US defense is looking to
- 8:07Speaker 7: do in terms of surveillance and national security interests. And
- 8:10Speaker 7: these llms will play a pivotal role because, as I said,
- 8:13Speaker 7: they can help you find that needle in the haystack
- 8:16Speaker 7: that the current technology wasn't able to do.
- 8:20Speaker 6: Who Isntropic? Who are these people?
- 8:22Speaker 7: Well, they just raised thirty billion dollars in their latest
- 8:25Speaker 7: funding round sound fundraiser, and they'll most likely go public
- 8:30Speaker 7: this year. There is a very high likelihood of both
- 8:33Speaker 7: and Tropic and open Ai going public. And that's why
- 8:37Speaker 7: you know they're out there in terms of establishing the
- 8:40Speaker 7: use cases and the utility is not just a coding agent.
- 8:44Speaker 7: They want to show you know that they are addressing
- 8:47Speaker 7: a lot more areas in terms of you know, where
- 8:50Speaker 7: these models are touching and the companies that they are
- 8:53Speaker 7: interfacing with, So there is a very high chance that
- 8:56Speaker 7: we'll see IPOs.
- 8:58Speaker 4: Stay with us.
- 8:58Speaker 6: More from Bloomberg Intelligence coming up after this.
- 9:05Speaker 1: You're listening to the Bloomberg Intelligence podcast. Catch us live
- 9:08Speaker 1: weekdays at ten am Eastern on Apple, Cocklay and Android
- 9:11Speaker 1: Auto with the Bloomberg Business app. Listen on demand wherever
- 9:15Speaker 1: you get your podcasts, or watch us live on YouTube.
- 9:19Speaker 3: I' let's switch gears to the healthcare space, and to
- 9:21Speaker 3: do that on a Tuesday morning, we check in with
- 9:24Speaker 3: Sam Fazelli, director of Research for Global Industries and a
- 9:26Speaker 3: senior pharmaceuticals analyst for Bloomberg Intelligence.
- 9:29Speaker 6: He's based over there in London.
- 9:31Speaker 3: So Sam, I see that Moderna and Merk they're working
- 9:34Speaker 3: together on a melanoma drug.
- 9:36Speaker 6: Here, cancer drug. What's the status there?
- 9:40Speaker 8: Yeah, so Paul, thanks for having me back on. Look,
- 9:44Speaker 8: they have a trial coming up which is a very
- 9:46Speaker 8: innovative approach to trying to treat cancer. I e. I'm
- 9:50Speaker 8: going to take miss a drug that releases your immune
- 9:53Speaker 8: system and at the same time I'm going to give
- 9:55Speaker 8: it stuff from your tumors so that you can recognize
- 9:58Speaker 8: the tumors. So you got vaccine, that's what a vaccine is, right,
- 10:02Speaker 8: and the immunotherapy drug y true that everybody's used to.
- 10:05Speaker 8: And they've had some really strong Phase two data that's
- 10:08Speaker 8: come out. So what we've done here is that we've
- 10:10Speaker 8: gone and have a look. That's one of the key
- 10:12Speaker 8: catalysts for twenty twenty six and everyone's waiting for this
- 10:15Speaker 8: trial to read that as to what are the chances
- 10:18Speaker 8: of what are the issues that this trial might face?
- 10:20Speaker 8: You know, that's our job, right We look for problems,
- 10:23Speaker 8: look for trying to measure up if there's any risk here,
- 10:26Speaker 8: and we've identified three. One is that the phase two
- 10:30Speaker 8: data wasn't as easy to interpret because the control army
- 10:33Speaker 8: in it. That initial data that looked great didn't behave
- 10:37Speaker 8: as we thought it should have done. The second issue
- 10:40Speaker 8: is that in the Phase three they're unrolling some healthier patients.
- 10:44Speaker 8: What is that going to? Can you therefore use the
- 10:46Speaker 8: phase two to bridge your thoughts to the phase three?
- 10:50Speaker 8: And on top of that, here's an interesting part. Who
- 10:53Speaker 8: makes COVID shots well, Fizer, BioNTech, and Moderna. Another study
- 10:58Speaker 8: showed that if you use COVID shots within one hundred days,
- 11:01Speaker 8: of one of these immadiotherapy drives in cancer patients, they
- 11:05Speaker 8: survive longer, they have better survival rates. What if that
- 11:09Speaker 8: happened in the MODERNA trial the control arm has COVID
- 11:14Speaker 8: shots in it, and that lifts up the survival if
- 11:16Speaker 8: that data was correct. So all these things makes us
- 11:19Speaker 8: a little bit worried about this data coming. And of
- 11:21Speaker 8: course WADERNA has other issues to deal with, which I'm
- 11:23Speaker 8: sure you're going to come up to, which is that
- 11:25Speaker 8: i FDA rejection to accepting their file for the flu vaccine,
- 11:29Speaker 8: which is blew my mind.
- 11:32Speaker 3: I have to.
- 11:32Speaker 2: Say, well, this administration doesn't like vaccines period. So and
- 11:36Speaker 2: it's been a brutal flu season, right Sam, I mean
- 11:39Speaker 2: it's nothing kind. I mean I think something like twenty
- 11:42Speaker 2: two million Americans have fallen ill to the flu.
- 11:44Speaker 8: Yeah, they have, and to be just called it. The
- 11:47Speaker 8: issue is now they're deciding what flu vaccine to give
- 11:50Speaker 8: us in the US and Europe in a couple of
- 11:53Speaker 8: months of bicht in nine months time, as nonsense. This
- 11:57Speaker 8: is the flu. These are viruses. They change all the time.
- 12:00Speaker 2: We've learned that.
- 12:00Speaker 8: Right, here's a technology that could have potentially enabled you
- 12:04Speaker 8: M R and A vaccines to react much quicker, nearer
- 12:08Speaker 8: the time, when you know what training need to target.
- 12:11Speaker 8: This could have been the approval that the world needs.
- 12:14Speaker 8: I mean, in this world we need to be able
- 12:16Speaker 8: to deal with these infectious is that we've learned our lessons,
- 12:19Speaker 8: haven't we. Unfortunately, the person at the head of the
- 12:24Speaker 8: division of the of the FDA called Sieber, made a
- 12:28Speaker 8: decision unilaterally by the look of it, based on what
- 12:32Speaker 8: people have reported, that he doesn't want to review this
- 12:37Speaker 8: file having they Mona had all the right things in place,
- 12:41Speaker 8: they had discussed with the FDA, they had the allowance
- 12:46Speaker 8: to go ahead, They did the trial that's in line
- 12:48Speaker 8: with other people's trials. It just doesn't make any sense.
- 12:50Speaker 8: And I tell you what that really worries me about
- 12:54Speaker 8: any company interacting with the FDA. How can you know
- 12:57Speaker 8: that you're not going to get a next week or
- 13:00Speaker 8: six months, or ten months or twelve months down the road,
- 13:02Speaker 8: a random rejection despite the discussions you've had.
- 13:06Speaker 3: So how are these big healthcare companies, pharmaceutical companies, biotech companies,
- 13:12Speaker 3: how are they dealing with the FDA? Because it seems
- 13:14Speaker 3: to be a very difficult relationship at the moment.
- 13:18Speaker 8: Paul only a week before we were talking about the
- 13:20Speaker 8: FDA showing its teeth when he came out and said,
- 13:22Speaker 8: HYMN says to stop selling copycat drugs, which it had
- 13:25Speaker 8: no right to sell. And now we have this this
- 13:28Speaker 8: uncertainty is a problem, and they're all trying to manage it.
- 13:33Speaker 8: The larger companies can manage it because they have teams
- 13:35Speaker 8: of people, et cetera. But it's the biotechs that suffer
- 13:39Speaker 8: because they have limited amounts of cash on a relative basis,
- 13:43Speaker 8: and we've had several of these things that have hit
- 13:45Speaker 8: the block with regards to irregulatory pushback, which you didn't
- 13:50Speaker 8: expect to have. So it is a problem for the
- 13:52Speaker 8: biotech sector're more than the pharmacy.
- 13:55Speaker 4: Stay with us.
- 13:56Speaker 6: More from Bloomberg Intelligence coming up.
- 14:01Speaker 1: You're listening to the Bloomberg Intelligence podcast. Catch us live
- 14:05Speaker 1: weekdays at ten am Eastern on Applecarplay and Android Auto
- 14:08Speaker 1: with the Bloomberg Business app. Listen on demand wherever you
- 14:12Speaker 1: get your podcasts, or watch us live on YouTube.
- 14:16Speaker 3: Let's switch gears here talk about the real estate business
- 14:18Speaker 3: here in the United States. We can do that with
- 14:19Speaker 3: Jeff Langboun. He's to read analyst for the US Is
- 14:23Speaker 3: it all just data.
- 14:24Speaker 6: Centers today, Jeff?
- 14:25Speaker 3: Is that all people want to talk to you about
- 14:27Speaker 3: because it seems like that's the AI play in real estate.
- 14:31Speaker 9: Well, that's that's one way to play AI from a
- 14:34Speaker 9: positive perspective, okay, But right now what people are thinking
- 14:37Speaker 9: about is what the impact is going to be on
- 14:39Speaker 9: office space If AI makes all of these industries that
- 14:43Speaker 9: lease office space irrelevant, Okay, what does that mean for
- 14:47Speaker 9: demand for space? And you know, we saw last week
- 14:52Speaker 9: that you know, that started with software and then it
- 14:54Speaker 9: went to you know, industry after industry and ended up
- 14:57Speaker 9: with the real estate brokers and eventually the office roads
- 15:00Speaker 9: getting hit hard.
- 15:01Speaker 2: So so far, this is just kind of fear that's
- 15:03Speaker 2: wafting across the market. Have we actually seen any evidence
- 15:06Speaker 2: of this happening.
- 15:07Speaker 9: Not yet, And in fact, we've seen some of the opposite.
- 15:11Speaker 9: Leasing velocity has been at the highest level since before
- 15:16Speaker 9: the pandemic in markets like New York and San Francisco.
- 15:19Speaker 9: The reats that we follow, names like sl Green Bornado,
- 15:23Speaker 9: Boston properties are now BXP. These guys are reporting very
- 15:27Speaker 9: strong leasing volumes. We're starting to see occupancies tick up
- 15:30Speaker 9: off the bottom in their portfolios, and you know, one
- 15:33Speaker 9: of the one of the dynamics at play is that
- 15:35Speaker 9: AI firms are leasing space as they grow, and to
- 15:40Speaker 9: the extent that companies being impacted by AI start to
- 15:45Speaker 9: receive a little bit, there's an offset there.
- 15:48Speaker 3: So your office rate stocks last week sold off on
- 15:53Speaker 3: this fear.
- 15:54Speaker 9: Yeah, and it's not a new fear. I mean, it's
- 15:56Speaker 9: it's been at play for some time now. You know,
- 16:01Speaker 9: work from home kind of worked its way through and
- 16:04Speaker 9: everyone kind of got comfortable with where hybrid kind of
- 16:08Speaker 9: settled in, and then you know, what was the next
- 16:10Speaker 9: thing to hit office? And it was this And it's
- 16:12Speaker 9: been you know, it's been out there for probably a
- 16:15Speaker 9: couple of quarters. Now, what is the impact going to be?
- 16:18Speaker 9: But last week when when software rolled over, it's just compounded.
- 16:23Speaker 2: Is this something where because of the evidence that companies
- 16:27Speaker 2: are still leased in quite a bit of space, that
- 16:29Speaker 2: we're going to see a just as sharp recovery.
- 16:33Speaker 9: Well, that's possible, but you know, there's also the risk
- 16:38Speaker 9: that you know, the equity markets are turbulent and forecasting right,
- 16:43Speaker 9: and so there is the possibility that there will be
- 16:46Speaker 9: negative leasing news to come. It's certainly not showing up
- 16:50Speaker 9: in the numbers now. And we do think and this
- 16:53Speaker 9: is backed up by some survey work that we just
- 16:55Speaker 9: did last week of office workers in both New York
- 16:57Speaker 9: and San Francisco. We actually think that they're there's still
- 17:00Speaker 9: a period of time to come where firms are actually
- 17:04Speaker 9: leasing more space, they're expanding their headcount to try and
- 17:08Speaker 9: figure out how to take advantage of AI and to
- 17:11Speaker 9: grow their business. And that could actually, you know, I
- 17:16Speaker 9: don't know about a sharp snapback, but it could you know,
- 17:19Speaker 9: prolong the positive vibes for some time.
- 17:22Speaker 6: What's the sector of the remarket that you like the
- 17:24Speaker 6: most right now?
- 17:25Speaker 9: Senior housing is I mean, you know, it's it's the
- 17:29Speaker 9: one aspect where you cannot refute the demand story at all.
- 17:36Speaker 9: And at the same time, where real estate guys typically
- 17:39Speaker 9: love to build what to take advantage of those demand stories.
- 17:42Speaker 9: There's not a there's not much senior housing coming out
- 17:45Speaker 9: of the ground, so there's a huge supply demand imbalance.
- 17:49Speaker 2: Okay, but is senior housing more attractive in certain markets
- 17:51Speaker 2: over other markets? How do you pick between winners and
- 17:53Speaker 2: losers when it comes to senior housing.
- 17:55Speaker 9: It's really more about the local operator than it is
- 17:58Speaker 9: about the specific market. I mean, obviously if you're in
- 18:02Speaker 9: a place where you know, the economics aren't as strong
- 18:06Speaker 9: and you don't have this affluent a potential resident base,
- 18:10Speaker 9: and that's going to you know, potentially impact but.
- 18:13Speaker 4: Local strong, local operators.
- 18:17Speaker 9: When there's not a lot of supply coming out of
- 18:19Speaker 9: the ground, and you know you basically just have an
- 18:22Speaker 9: aging American population that is going to need housing solutions.
- 18:26Speaker 9: It's really a play across the board thirty seconds. Why
- 18:29Speaker 9: isn't there the supply cost of capital is still a
- 18:33Speaker 9: little bit elevated, and it's tough to get It's tough
- 18:37Speaker 9: for developers to get capital and and underwrite new deals
- 18:40Speaker 9: to make sense. Really, man, you want to you want
- 18:43Speaker 9: to start putting capital to work. Yeah, I'm sure there
- 18:46Speaker 9: are developers who would who would take your money.
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