...Welcome everyone. Thank you for joining Phillips Edison & Company's Business Update. I'm Kim Green, Head of Investor Relations. I'm joined on this webcast by our Chairman and Chief Executive Officer, Jeff Edison; President, Bob Myers; and Chief Financial Officer, John Caulfield. Please note that today's prepared remarks have been prerecorded and our Q&A session will be held live. Once we conclude our prepared remarks, we will open the webcast for your questions. After today's webcast, an archived version will be posted to our Investor Relations website. As a reminder, today's discussion may contain forward-looking statements about the company's view of future business and financial performance including forward earnings guidance and future market conditions. These are based on management's current beliefs and expectations and are subject to various risks and uncertainties as described in our SEC filings. In our discussion today, we will reference certain non-GAAP financial measures. Information...
