Most commercial investment brokers have called attention to the rapid pace of investment sales in the US and most predict continued strong investment purchases in 2006. Leasing has been slower but now there are signs that retail, office and industial leasing is also picking up steam for '06. The key sign is that effective rents (those actually achieved) have improved. Vacancy rates have started down in most markets which predicts stronger leasing (as well as investment values) this year.