"If mgmt. is so incompetent, how come the instituational majority gave them a vote of confidence at the last AGM?" You forget that the present management was mostly installed by those institutions. As I said before, present management is beholding to those institutions. Things are largely as those instos want. i.e. for you and me to get discouraged and go away so that they will hold a larger piece of the pie. They gave management a vote of confidence to stay but not to help themselves more at the trough. This status will continue until enough retailers come in and with some help from disgruntled institutions restore faith with a new management.