I would like to begin by thanking the organizers of what I believe is the largest real estate conference ever assembled for giving me the honor to address this esteemed group which includes academics like myself, policymakers and officials from the government, and individuals from the world of business who are involved one way or another with the development of real property. In other words, the thinkers, the doers, and those who set the rules and provide a partnership with the business community to hopefully develop their communities as efficiently as possible. This partnership between the public and private sectors, and how their roles change as an economy and its financial markets develop, is the principal focus of this talk.