...All right. Welcome to Citi's 2025 Global Property CEO Conference. I'm Nick Joseph here with Craig Mailman with Citi Research. Pleased to have with us Rexford, and co-CEOs, Michael Frankel and Howard Schwimmer. The session is for Citi clients only and disclosures have been made available at the corporate access desk. To ask a question, you can raise your hand or go to liveqa.com and enter code GPC25 to submit any questions. We'll turn it over to you, Laura, to introduce the company and the team, provide any open remarks tell the audience the top reasons that investors should buy your stock today, and then we'll get into Q&A. Laura Clark ...