Dave (and Rick) ... if you haven't been to A.C. in the past few years ... I think you will be amazed at the old A.C. vs. the new. Lots of positive improvements in town today. Much of the run down residential areas have been bulldozed and brand new housing has been built. New landscaping /streetscaping has taken place to beautify the city. Yes, there are some areas that still need to be cleaned up ... but it takes time. This time next year many of the Boardwalk shops will have new facades. Many of the casinos have already upgraded their Boardwalk appearances.