You continue to show how little you know about resource development. A PEA is never used to decide to proceed with a mine. The cost uncertainty window is +/- 40% typically and you need to derisk sufficiently with a PFS and FS. Regulatory permits must be in hand before a production decision. No buyer is going to pay the NPV in a PEA and take on the $ 20 -30 million cost of PFS and FS, plus the risk to get the regulatory permits and the construction cost/schedule risk( try adding a one year delay in the NPV calculation to see what happens). All major projects experience time delays and cost overruns. Remember Copper Fox couldn't get a key water permit at Van Dyke? Has Elmer overcome that problem? We'll see whats in the PEA when it's posted. You can continue to talk up the upside but it's the downside risks that matter more to institutional investors and buyers. And they are the ones who will drive the share price up once they see progress in project development.