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I agree some with#3. Theta took a huge pledge class. They got a lot of their higher ranked PNMs who historically go DZ and other NR houses but ranked Theta higher. Then they took their typical quality girls who are overlooked by traditionally southern houses. When looking at their pledge class, they took a much higher number of really solid, smart, pretty PNMs and they retained them. Those girls that DZ couldn't get went somewhere and with DZ having such a small return rate and Theta having such a large highlights the difference.