And for that regulatory apparatus we keep, it should be reformed, top to bottom. Particularly, this business of endless challenges to projects that should be settled once and for all at the beginning has to go. Anything that is capital intensive can be killed if you stretch out the completion time long enough so that you can't recover the sunk costs, no matter how successful your enterprise is. Think about the California electricity shortages, the NE blackout, the lack of petroleum refining capacity (which leads to spot shortages of gasoline), the difficulty in building roads, airports, and power transmission facilities, and other infrastructure. All of these things have been hampered by wacko environmentalist obstructionist tactics, primarily delay and delay with endless regulatory and court challenges until developers throw in the towel.