 Radius Gold must single-handedly have the absolutely best about paragraph. You say right at the onset, you've got projects located in Mexico, the US, and Guatemala, and then you clearly explain what you're doing, which means you're seeking out additional investment and project acquisition opportunities across the globe. And congratulations, it looks like we have one today. Yeah, I mean, my job is to find minds. That's what I do and what I've done forever. So I just try to find great projects and we're constantly on the hunt for those. And I think we have found a new great project. So it's called Tropico. It's in, I can't imagine a better place actually. There's a few places in the world that are outstanding, Nevada and Central Mexico for discoveries and Tropico is new, undrilled, right in the right place. Okay, so first of all, let's go back to the name Radius Gold. And I think I read in this news release, which I love it, there's photos of the actual project and you standing on the project property. You've resigned from another project so that you can dedicate yourself to the Radius Gold deal. Is that correct? Yeah, well this new discovery, not many people understand that Fresno district is the world's oldest mining district. It's been going since 1470, no 1550, so 470 years constant mining. That district has produced over 30 massive deposits and most of them buried hidden. And just down the road we've found a great target that's undrilled. It's a gold breacher pipe in one of the world's biggest districts. So we're pretty excited about that. And of course Radius is a member of the Gold Group of Companies led by Simon Ridgway. So I just want to stress this is gold, gold and I think we've got some silver too, yes? Yeah, well the systems in Fresno are silver dominant but with gold, lead, zinc, copper they're zoned. So at the new discovery it's gold at surface. We don't expect to find silver at surface but they're zoned over depth. So I'm sure that it will change as we go down and we'll get into silver and base metals at the bottom of it. But these things go down a kilometer or more. And so the gold rich part is right at the top. And Bruce, like the Gold Group of Companies, you guys are very old school. You don't just raise lots and lots of money but you're constantly finding projects, vesting, making announcements and moving forward. Would you like to talk about your agreement terms for instance? Yeah, as you say Gold Group is very frugal with our budget. We don't put out stock. Radius hasn't done a capital raise for an excess of 10 years. So we're very frugal with our money. Our shareholders with me, Simon, our core group of shareholders, we don't like to dilute. So we have some cash available to drill this property. Eventually we'll have to raise money but not today. So the deal is that we've paid 200,000 cash up front. I've been chasing this property for two years. It's taken me an enormous amount of time to get them to sign. But we've paid 200,000 but we can now go ahead and drill and test it and figure out what it is before there's any further payments. And then we have about five, four years of very low payments. And the big payments only come if we make a discovery. If we find a world-class mine, there's some significant payments. But we've got four or five years to do it. So Bruce, we absolutely love Radius Gold and we're so delighted to get an update from you. I think the last time I spoke to you I said love the Radius Gold model, would like to hear regular updates and that was what six months ago? Yeah, about six months ago. We tend to find all of our projects are grassroots discoveries. We made them all through prospecting. So we've got five projects, six, and we don't usually go to other companies, buy them advanced projects. We go and prospect and find them. This recent one is owned by a couple of Mexicans. It's taken me a long time to get them to sign. But all of the projects that we have have never been worked on by anybody else. And I tend to find one once a year, once every two years. So we have a constant flow of good properties. We don't take them on because we think we're going to join venture them or we're not a joint. We take them on because we think there's going to be a discovery. And sometimes market conditions, financing, we decide to bring in partners. But usually my only concept for taking on a project is discovery. And that was the point I was trying to meet Bruce, which is how lucky everybody out there at Investor Intel Land is to even see you and hear how it can be done. Bruce, thank you so much for joining us today and congratulations. Thanks, Tracy.