Almost 20% of patent applicants receive an office action within nine months of filing.

Tim Palmer helped me to grab some data for a new paper on patent office statistics. Here are some preliminary results:

Using data from Series 10 (Serial No. 10/xxx,xxx) with filing dates from October 2001 through May 2005, I created a simple cumulative percentage table showing the expected time delay for a first office action.  As can be seen, around seven percent of cases receive a first OA within the first six months, and the median delay is between one and two years.  Of course, this table is slightly skewed because the October 2001 start date does not allow for delays of more than four years.

DELAY AFTER FILING UNTIL FIRST OFFICE ACTION

Three Months 1%
Six Months 7%
Nine Months 18%
One Year 32%
Two Years 82%
Three Years 96%

How Are Patent Cases Resolved?

An important new working paper by Illinois Professor Jay Kesan and PhD candidate Gwendolyn Ball presents a statistical analysis of the resolution of patent cases.  This type of data can be very useful when planning expected litigation costs and predicting settlement behavior.  The paper, entitled How Are Patent Cases Resolved? An Empirical Examination of the Adjudication and Settlement of Patent Disputes, is available through the SSRN website.

Some findings:

  • The rule of thumb is correct that 5% of cases go to trial. 
  • The rule of thumb that 95% settle is not correct — this ignores the fact that “8–9% of cases are terminated through final rulings on a motion for summary judgment.”  This means that the real battle in most patent cases revolves around establishing a strong position early in the game.
  • The figure below is one of a number of examples from the paper — this one shows the total pendency of cases filed in 1997 that were eventually adjudicated (rather than settled).

Patentlyo012

Caveats

  • Because of the time-lag of patent cases, the authors used 1995 and 1997 data. It is unclear today how things have changed today. Although Professor Kesan reports that they are working on 2000 data, and that anecdotal evidence continues to indicate that summary judgment is as important as ever.
  • The statistical significance of the study is also unclear.

How should a future patent attorney choose a law school?

AcademicEggHeadThe new USNews law school rankings have been released.  Everyone knows that the rankings are worthless, but we follow them anyway.  Engineers and scientists usually do pretty well on the LSAT and often end up with the following law school options:  

  • Attend a highly-ranked law school;
  • Attend a lower-ranked law school with a renowned intellectual property program; or
  • Attend a lower-ranked law school as a night student and continue making money during the day.

The name of the law school matters most when you are looking for your first job out of law school.  Many people advise students to attend the highest ranked school where they can gain admittance.  Others would advise you to go to the school that offers the best financial package.  Not many advocate part-time solution — because it is such a hard road to work full-time then attend school four nights a week.  However, some of the most skillful attorneys that I know went through school that way.

What is your advice for hopeful pre-law students? Please leave a comment:

Snippets: Review of Developments in Intellectual Property Law

MBHB’s snippetsTM newsletter provides a timely review of developments in intellectual property law. Here is a table of contents of the most recent issue (March 2005: Volume 3, Issue 1):

  1. Daniel Boehnen and Deana Larkin, Trends in E-Discovery: New Local Rules and Recent Judicial Opinions.
  2. Michael Greenfield, Jennifer Pope, Dennis Crouch, and Elaine Chang, The Primary Source for Claim Construction: Dictionary or Specification.
  3. Kevin Noonan, The Continued Confusion Over Written Description.
  4. Dennis Crouch and Baltazar Gomez, Legislative Update: Joint Research Agreements May Protect Patent Rights.

You can e-mail the editor (snippets@mbhb.com) to receive a PDF copy of the newsletter.  Include your mailing address if you would like a hard-copy.  In the e-mail, please indicate your technology and legal interest: (Biotech, Electrical, Software, Chemical, Mechanical, Litigation, and/or Prosecution). 

Past Issues:

Intellectual Property Podcasting

Podcasting is catching on as an extension of the blog.  According to the Wikipedia, a podcast is like an audio magazine subscription: a subscriber receives regular audio programs delivered via the Internet, and can listen to them at their leisure.

Podcasts differ from traditional Internet audio in two important ways. In the past, listeners have had to either tune in to web radio on a schedule, or they have had to search for and download individual files from web pages. Podcasts are much easier to get. They can be listened to at any time because a copy is on the listener’s computer or portable music player (hence the "pod" in "podcasting"), and they are automatically delivered to subscribers, so no active downloading is required.

Using podcast technology, for instance, a podcasting program can automatically download new .mp3 files from your favorite blog.  Of course, you can always just click on the .mp3 broadcast from your browser and listen to the podcast through your computer’s speakers.

So far, I know of three podcasting groups in the IP world so far:

Look for the inaugural Patently-O Podcast coming next month.

Aside: Since I am discussing blogging, I would recommend purchasing the newest version of Blogjet.  It is great and integrates very nicely with Typepad.

February 2005 Report on New Academic Research

We are a day late on the February report of New Academic Research. 

  1. Santa Clara’s Computer and High Tech Law Journal has an excellent new article on by Christopher Holman proposing the use of the Protein Similarity Score for determining genuses of related protein sequences. Holman argues that the similarity score represents a more rational and scientifically based approach to claiming a genus of related proteins compared to the current practice based on percent identity.  21 Santa Clara Computer & High Tech. L.J. 55 (Download Article.pdf). Thanks to Trevor Dutcher, the Journal’s Editor for providing a copy of the article.
  2. Professor Katherine Strandburg has written an important article regarding the experimental use exception to patent infringement.  Her article, What Does The Public Get? Experimental Use And The Patent Bargain, is published at 2004 Wisconsin Law Review 82, and also available at SSRN.  Her article, that builds from principles of patent law, is cited in at least one of the briefs in the Merck v. Integra case, and may help shape the Supreme Court’s decision.
  3. Professor Eileen Kane’s article on the patentability of Genes and DNA will become more important if the Supreme Court decides to take up the case of LabCorp v. Metabolite — a case that may redefine concepts of patentable subject matter.  Kane argues that the genetic code "can be characterized as a law of nature."  If so, the legitimacy of genes as patentable subject matter is severely questioned. Available at SSRN, 71 Tennessee Law Review 707.
  4. David Almeling is now a clerk at the 11th Circuit.  His recent article in the Stanford Technology Law Review discusses utility requirement issues of nanotechnology inventions.  Specifically, Almeling argues that nanotech should be measured under the same utility requirements as all other inventions. The article, Patenting Nanotechnology: Problems with the Utility Requirement is available here: http://stlr.stanford.edu/STLR/Articles/04_STLR_N1/contents_f.htm.

Each month I post a note discussing the academic side of patent law.  My on-line sources for material are the SSRN electronic library, a few hard copy journals, and several more that are freely available on-line.  Most of my material, however, comes from articles directly e-mailed to me from professors and law review editors.  Please feel free to e-mail articles for the March edition. (Include information on where the article is being published). — DDC

The Practical Nature of Software Patents

Many object to U.S. patent laws that allow patenting of software.  Critics argue that software patent stifle innovation and that the open source model is a better approach.  However, Martin Fink, Vice President of HP was quoted in Today’s NYTimes with words that will resonate with entrepreneurs who are hoping to make money from their software:

It’s fine to object to software patents, but it’s foolhardy not to try to acquire them.

Fink is an open source advocate, but also a realist.

An End To Revival of Unintentionally Abandoned Applications?

In the recent case of Field Hybrids, A Minnesota District Court chided the Patent Office for allowing the patentee to revive its abandoned patent application.  The Appeals Court found that the patentee had failed to prove to the PTO that the application was unintentionally abandoned.

Now, a Patently-O reader questions the statutory authority allowing revival of unintentionally abandoned applications that were abandoned for failure to reply to an office action.

The Rules (CFR) provide for revival of missed reply dates, the Law (USC) does not:
37 CFR 1.137 provides for reviving patent applications that were abandoned either (a) unavoidably or (b) unintentionally.  This rule is based on 35 USC 133.  However, Section 133 only provides for revival of applications determined by the Director to be unavoidable.  Section 133 does not discuss unintentionally abandoned applications.
Thus, the statute does not authorize revival of applications that were abandoned unintentionally
UPDATE:
As noted by another reader, the Statute does provide some support for revival of unintentionally abandoned applications.  Specifically, under 35 U.S.C. 111, an application abandoned for failure to submit a fee and oath may be revived if the omission is deemed unintentional.

Dennis Crouch’s January 2005 Report on New Academic Research

Each month I post a note discussing the academic side of patent law.  My on-line sources for material are the SSRN electronic library, a few hard copy journals, and several more that are freely available on-line.  Most of my material, however, comes from articles directly e-mailed to me from professors and law review editors.  Please feel free to e-mail articles for February’s edition. (Include information on where the article is being published). — DDC

1) In a forthcoming paper, Professor Joseph Miller provides a new solution for making claim construction more predictable.  His idea is to require that patentees provide certain additional disclosures up-front — Disclosures that will appear in express statements on the face of the patent itself. 

Four additional patentee disclosures: (a) the field of art to which the claimed invention pertains; (b) all problems that the claimed invention helps solve; (c) a lexicon of all claim terms to which the applicant gives a meaning other than its accustomed meaning to people having ordinary skill in the pertinent art; and (d) a list of preferred objective reference sources, such as technical treatises and dictionaries (general or specialized), to which an interested reader should refer to learn about the ordinary meaning of the remaining claim terms to a person having ordinary skill in the art. [SSRN Link]

According to Miller’s approach, in any subsequent claim construction process, whether for licensing, design-around, or litigation purposes, parties would have the benefit of patents enriched with this new information.  The paper will come out in March in the Lewis & Clark Law Review.

2) I just found out that an old college friend is quickly becoming a leader in the area of Patent-Antitrust law.  In the recent Issue of the Richmond Journal of Law & Technology, Aaron Rabinowitz writes on Antitrust Liability for Refusals to Deal in Patented Goods. The article highlights the circuit split between the Ninth Circuit and the Federal Circuit over whether patent holders must have a business reason for refusing to sell or license patented products.  In Kodak II, 125 F.3d 1195 (9th. Cir. 1997), the California based appeals court determined "that a patentee who refuses to license his patented invention to others without legitimate business justifications for doing so has violated antitrust law."  However, CSU v. Xerox, 203 F.3d 1322 (Fed. Cir. 2000), the Federal Circuit held that a patentee may refuse to license or sell a patented invention without violation of the patent laws, regardless of his business justification.

3) Bill Burgess, a 3L at Penn has written an interesting comment on the "Failed Promise of Cybor" published in the UPenn Law Review.  In Cybor, the Federal Circuit held that claim construction is a matter of law that is reviewed de novo by the Appellate Court.  Bill makes the arguments that (i) the ‘bright-line rule’ of Cybor has resulted in less rather than more consistency in how claims are construed and (ii) Cybor is actually inconsistent with the Supreme Court’s Markman decision.

Avoiding Loss of Intellectual Property Rights During Government Contracting

The Federal Acquisition Regulation (FAR) provides a uniform policy for acquisition of supplies and services by U.S. federal government agencies.  The FAR is is like the tax code in that carelessness is dangerous.  One common point of carelessness concerns intellectual property rights.  Companies have inadvertently given the government licenses in source code and inventions because they did not conduct their business in accordance with the regulations.  In a recent presentation, Robert Cogan of Nath & Associates laid out several important points on the topic. [PPT].

The most common avoidable consequences of failing to follow the FAR include:

  • Having your proprietary notices on technical proposals ignored so that the government may publish them without violation of statute;
  • Inadvertently granting the government a license in an invention or in computer source code or object code; and
  • Allowing the government to procure products from competitors using your technical information.

Although it is important to maintain a good relationship with contracting officers, it is your responsibility to ‘say no’ to contract clauses that would result in a loss of your intellectual property.

Phillips v. AWH: Patent Examiners Do Rely on Dictionaries

An e-mail from a UK patent examiner prompted me to reconsider the U.S. Government’s brief in the Phillips v. AWH rehearing.

For those who have not followed this case, the Federal Circuit has decided to rehear the Phillips v. AWH in order to determine the proper method of construing claim language of a patent.  The two major theories of claim interpretation involve (i) the use of dictionaries and (ii) the use of the patent documents filed by the inventor.

The government brief argues that dictionaries should not be a primary reference for claim construction, in part because dictionaries are not used by examiners during prosecutionThis assertion by the government certainly overstates the facts.  When an examiner starts at the PTO, they are given a copy of Webster’s.  Examiners also regularly use www.Dictionary.com to find various definitions for terms.  While it is true that the Examiner rarely explicitly relies on a dictionary in an office action, the definition of terms is always in the background.  For instance, examiners often use the dictionary to examine the clarity of the claims and as a way to asses the scope of terms used in the application.

Although this discrepancy was not raised in any of the briefs, it may come up in oral arguments slated for Tuesday, February 8, 2004. 

UPDATE I: L&C Law Professor Joseph Miller, in his recent article on the role of dictionaries, has noted that ‘[w]e know anecdotally that examiners sometimes cite and quote dictionary definitions in their interactions with patent applicants.’  Manuscript page 50.  Miller and his co-author James Hilsenteger cite Cordis v. Medtronics, 339 F.3d 1352, 1359 (Fed. Cir. 2003), as a case where the examiner used the definition of the claim word ‘slots’ from Webster’s Ninth New Collegiate Dictionary to help explain to the applicant how a prior art reference showed the claimed structure. 

UPDATE II: I received a comment from a former USPTO primary examiner who made several points:

  • The example cited in Professor Miller’s article of an examiner citing a dictionary definition in an office action is the exception rather than the rule. 
  • The Office did not emphasize the use of dictionaries to assign meaning during training. (although dictionaries may have been mentioned in training sessions as ‘available sources for determining the meaning of a claim term’)
  • Rather, examiners are primarily taught to give each claim term its "broadest reasonable meaning." 
  • "The examination process is so fast-paced that I believe examiners do not use any formal methodology when construing claims. Instead, an examiner relies more on intuition, on what a word or phrase means to him or her.  If a word is foreign to an examiner, he or she would likely consult a dictionary, but only to get a "feel" for the word. 

Field Reporter Needed: I am not going to be able to attend the Phillips v. AWH rehearing, but I would like to post an article on the oral arguments written by an attending patent attorney.  Let me know if you would like to write a brief article (<750 words) on the topic for the Patently-O Blog. (We operate on same-day service, so you would need to write it within a couple of hours after hearing the arguments).  You’ll get some good publicity — we have a fairly wide circulation with over 10,000 hits each week from people working in the patent field. (crouch@mbhb.com).  Also, I would like to post an .mp3 file of the oral arguments if anyone would be willing to get the set of tapes from the clerk and convert them.

Five Things Corporate Counsel Need to Know About Patents

A new article that is available online at Law.com discusses the Five Things Corporate Counsel Need to Know About Patents by Stephen Nipper, an Idaho based patent attorney.  The article is available here, but I have written a condensed version of Stephen’s list with my condensed answers.

1. WHAT IS PATENTABLE?

A. Essentially anything made by man that has not been done before (novel) and would not have been obvious to someone working in the technological area.

2. WHO CAN BE AN INVENTOR?

A. Everyone who makes a ‘patentable contribution’ to the invention.

3. WHO OWNS THE PATENT?

A. The inventor unless there is a duty to assign the patent to the company.  It is best to get this in the employment contract.

4. WHAT CAN WE FIND OUT ABOUT OUR COMPETITORS’ PATENTS AND PATENT APPLICATIONS?

The Patent Office publishes issued patents and patent applications online at its website (www.uspto.gov).  You can search by assignee to find patents owned by competitors.

5. WHAT IS THE IMPACT OF MY COMPANY’S EXPANSION ON OUR PATENT PORTFOLIO?

If your company dramatically increases the number of employees, you will be required to pay a "big entity" fee rather than a "small entity" fee.  Essentially big companies pay twice as much in fees to the Patent Office as compared to small companies and individual inventors. Failing to pay the correct fee may result in a loss of patent rights.

Thanks to David Orange for the link.

UPDATES from Other Blogs:

Melody Wirtz at PHOSITA thinks the title should be "Five Things Corporate Counsel or Anyone Associated With the Upper Echelons of a Corporation Needs to Know About Patents."

Matt Buchanan at Promote the Progress notes that this is information that all corporate counsel should know about patents — a great primer for the “jack of all trades” attorney not familiar with patent practice.

Bill Heinze at IP/Updates outlines Mr. Nippers qualifications for writing the article — Author of the InventBlog.

Pharmaceutical Patent Extension in Exchange for Promise of Cheaper Generics?

Everyone in America realizes that we are approaching a health-care crisis.  Costs are increasing and many are un-insured.  My daughter was born two months ago in an uncomplicated delivery with no anesthesia, and not even an OB/GYN (we used a Registered Midwife).  The total cost will be over $30,000. Luckily we do have insurance.

[Article Link] In the Chicago Tribune, Dr. Henry Black gets into ten ways to fix our health-care system.  Dr. Black is chair of the department of preventive medicine at Rush University Medical Center in Chicago, and is well regarded in the field.  Interestingly for Patently-O readers, number nine on Dr. Black’s list is to "extend the patent life of pharmaceutical drugs." 

Generally, patented items are more expensive — that is the premium that the patent holder is able to extract.  This is essentially a reward to companies who advance the state of technology.  So, extending patent life would normally result in extending higher prices.  In Dr. Black’s plan, however, the government could offer a patent extension to pharmaceutical companies in return for them reducing the price of the drug by 50 percent when its patent life expires. 

According to Dr. Black: If the pharmaceutical industry could count on their successful products being protected longer, they could turn their attention to real advances. Rather than the shortsighted approach of importing cheaper branded drugs into America, we should devise ways to make our branded drugs cost less.

Interesting Proposal.

How to resolve your domain name disputes.

In November 2004, I published an article with Eric Moran in Snippets, our firm newsletter that we send out to clients and potential clients. The short article discusses legal strategies for protecting your domain name rights once you have discovered an adverse domain name. In the article, Eric & I compare four methods of resolving domain name disputes: the Lanham Act, the Federal Trademark Dilution Act, the Anticybersquatting Consumer Protection Act, and ICANN anticybersquatting proceedingsEach of these avenues have pros and cons.  Deciding whether to invoke one of the above methods of resolving domain name disputes depends on the facts related to each particular adverse domain name or domain name registrant. 

 

We do recommend proactively identifying potentially adverse domain names.  Frequently, we are able to successfully resolve domain name disputes with a carefully worded letter to a registrant, instead of resorting to the courts or to ICANN proceedings.

 

If you would like to receive a copy of the article (free), contact Eric Moran, who is also editor of Snippets.

 

 

 

 

Changes at the Federal Circuit.

The Federal Circuit has announced several changes:

LINK: The Federal Circuit has made a change to its rule 27(h)(4), that authorizes the court clerk to grant consented to or unopposed motions to extend the time for filing a principal brief for not more than 60 days.  The clerk has already been delegated authority to extend, for up to 30 days, the time for taking any other action permitted by the rules.

By statute, the chief judge of the Federal Circuit shall serve for a seven-year term.  Chief Judge Mayer’s term is coming to an end, and Judge Paul Michel is reported to be in line replace Mayer before the new year.  Read Judge Michel’s Top Ten Patent Claim Drafting Tips.

LINK: The Federal Circuit has given notice of a proposed rule change to Federal Circuit Rule 28(a)(5) and requests public comment.  The proposed change would require that the jurisdictional statement accompanying a brief include a representation that the judgment or order appealed is final, or, if not final, the basis for appealability. (e.g., preliminary injunction, Fed. R. Civ. P. 54(b) certification of final judgment as to fewer than all of the claims or parties, etc.).

Thanks to Bill Heinze for the links.

In Search of The Next Acacia?

Voice Capture v. Intel (S.D. Iowa 2004) [PDF]

Intel was just denied summary judgment in its defense against upstart Voice Capture.

An examination of the relevant case law and the Patent Office procedures leads to the conclusion that the recapture rule applies only to reissue claims that are broader than claims in the original patent that were cancelled to define the claims over prior art. Because the reissue claims at issue in the present case do not pertain to original claims that were cancelled or rejected based on prior art, the recapture rule is inapplicable.

Crouch’s December report on new academic research

Here is a limited set of recent papers that I have found interesting.

Bronwyn Hall & Manuel Trajtenberg, Uncovering General Purpose Technologies with Patent Data, NBER Working Paper.

The authors discuss their technique for finding "general purpose technologies" using patent data.  It is thought that there are a few technologies that are extremely pervasive in various sectors of the economy and are thus important building blocks for further technological development.  In addition to giving us their formula for finding these important technologies using patent data, Hall & Trajtenberg also provide a listing of GPTs in their appendix.

Douglas Lichtman, How the Law Responds to Self Help, UChicago Working Paper.

Chapter IV deals with patents: Lichtman focuses on what measures the proverbial "bad man" who owns a patent should be allowed to do.  "Courts would need to be able to distinguish instances where a patent holder is attempting to profit from the patented invention, which presumably should be allowed, from instances where a patent holder is instead attempting to protect profits that derive from some underlying illegal act, which probably should not be [allowed]."

Gary Becker and Richard Posner, Pharma Patents (Not really "academic").

I was lucky enough to take part in a weekly seminar with Richard Posner, Gary Becker, and Doug Lichtman (above) while a law school student.  These three are great thinkers — Posner and Becker have now started their own blog.  Although Lichtman may not follow with his own blog, he has certainly been a contributor to several on-line formats including Patently-O, Crescat Sententia, and Lessig Blog

Today, Becker & Posner discuss pharmaceutical patents:

POSNER: Patents are a source of great social costs, and only occasionally of commensurate benefits.

BECKER: I do not like the hype and some other salesmanship of big pharma and bio-tech companies, but this industry has made enormous contributions to raising world health. It is likely to become even more important in the future as drugs are developed to match individual genetic differences. One does not want to kill this goose that is laying golden eggs by ill-thought out and counterproductive "reforms".

Please e-mail me with new research.

New Blog Covers Decisions of the Trademark Trial and Appeal Board

New York attorney Martin Schwimmer has been covering trademark issues for the past few years at his quality Trademark Blog.

One area of trademark law where Marty has only rarely taken his readers is into the arcane decisions of the Trademark Trial and Appeal Board (TTAB).  The TTAB is an administrative body of the Patent & Trademark Office that decides various trademark issues such as ex-parte appeals, oppositions, cancellations and concurrent use proceedings.  These decisions are extremely important, but only rarely written about . . . until now.

At Marty’s encouragement, Boston attorney John Welch has created the TTABlog: Occasional Observations re the Trademark Trial and Appeal Board.  Welch has a wealth of knowledge concerning operation of the TTAB and, perhaps more importantly, is a great writer.  In his posts, John certainly gives you the facts, but he also imparts some of his own insight into the inner workings of the administrative trademark appeal process.

Recent headlines on the TTABlog:

Welcome to the blogosphere John Welch.

Related Links:

Commerce Department Inspector General Releases Report Critical of Patent Office Examiner Goal and Appraisal System

The Inspector General’s Report highlighted several problems with the current system of Examiner Goals and Evaluation:

  • Patent Examiner Goals Have Not Changed Since 1976
  • Patent Examiner Performance Appraisal Plans Are Not Linked to Supervisor and PTO Goals
  • Patent Examiner Award System Is Not Well Structured
  • No “gain-sharing” award is offered between 110-120 percent of the production goal to encourage production at that level
  • Special achievement award does not require higher performance than the gain-sharing award
  • Criteria for pendency reduction award are not tied to pendency reduction

The Office of the Inspector General of the Commerce Department recently released its report on the Patent Office titled:

USPTO should reassess how examiner goals, performance appraisal plans, and the award system stimulate and reward examiner production. [Download PDF]

In addition, the Report made three fairly mild recommendations:

  • Reevaluate current patent examiner goals and assess the merits of revising them to reflect efficiencies in and changes to work processes resulting from automation and other enhancements.
  • Examine the benefits of revising patent examiner performance plans to (a) better reflect agency production, first action and overall pendency goals, and (b) better measure examiner success at processing applications within specified time periods.
  • Evaluate the current patent examiner award system to determine if there is a more effective and efficient way to stimulate higher examiner production.

Who is the Inspector General of the Department of Commerce?

In 1999, Johnnie Frazier is the was sworn in as the Inspector General of the U.S. Department of Commerce, and thus assumed responsibility for monitoring the operations of one of the most diverse federal agencies. As Inspector General, Mr. Frazier is charged with (1) promoting economy and efficiency, and (2) detecting and preventing fraud, waste, and abuse in Departmental programs and operations. The Office of Inspector General is created to provide an independent and objective evaluation of Departmental programs and operations.

Commerce One Auctions Patents: Public Interest Groups Complain

It is right there in the Patent Act.  Patents are a form of personal property and are freely assignable.  35 U.S.C. §261.  They may be bought & sold, licensed exclusively and otherwise. 

Now, some patent groups (EFF) are up in arms because a bankrupt company, Commerce One has auctioned its patent portfolio that reportedly covers computerized methods of paying bills and obtaining supplies.  Their objection: “the buyer is to require a substantial rate of return.” 

Give me a break — what kind of objection is that? The underpinning of the American economy is based on the exchange of property and obtaining a return on investment.