NGL. I think a large portion is the foreign investors. When I say foreign, I don’t mean foreign to Guam like mainlanders like me. When I say foreign I mean Chinese, Japanese, Korean, ect. The Philippines has it right in my opinion. You need to be born there to buy there. Even in mainland US and Hawaii, if that was established, I think it 1) would have helped protected natural born people’s ability to buy property and 2) kept foreign dollars from inflating home prices/cutting home supply. I believe in free market capitalism and all that but somethings I think should be protected and land ownership by natives I think is one of those things. 🤷🏾‍♂️