MIAMI— Every time he thinks it's hard to imagine earnings multiples increasing based on fundamentals, some structural shift happens to drive those multiples ever higher. So says Virtus Realty Capital's Terrell Gates.

GlobeSt.com caught up with Gates to discuss this, as well as the formation of new REITs in part two of this exclusive interview. You can still read part one, “Is it Time to Reduce REIT Holdings."

GlobeSt.com: In 2007 and again in 2011, people were asking if the REIT run is over. That question is emerging again. Has the REIT run ever really ended? How has it evolved?

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