Q: If the scenario plays out of higher interest rates for longer; is it logical to presume Reits, and Preferreds, -both sensitive to interest rates, may continue to soften. I have been buying them as they are going down but wondering if this is a good strategy. Could you comment. Thank you.

Q: Could you pls provide ETFs for dividend and capital growth over the next 12 months for each of:
Communications Services, Consumer Discretionary, Consumer Staples, Energy, Financial, Health Care, Industrials, Information Technology, Materials, Real Estate, and Utilities?

Q: Is VNQ a good investment in a stagflation environment, or does its current issue of office and retail REIT exposure going to counteract that situation ?

Are rising interest rates the only other reason for its underperformance recently?

Is it possible to come up with a metric that compares how expensive / inexpensive it is today as an investment relative to it's past ?

Thanks.