There continues to be extaordinary strength and interest on the "buyer's side" of the equation. The result is that values for all categories of centers have increased significantly, and that "cap rates" have decreased, probably in the neighborhood of 50 to 100 basis points, on average. Record low interest rates and the recent volatility in the stock market have had a significant impact on our business and may be the primary reason for these recent trends. More and more investors are diverting funds from their stock and cash portfolios, redirecting some of this wealth, or at least attempting to, into real estate. During the mid to late 90's investment real estate was not particularly exciting, in comparison to 20% annual yields in the stock market. But it sure looks good now! Some investors who may have been considering selling recently indicate the stock market, and business climate overall, is prompting them to postpone the sale of their center until things settle down a bit, as their real estate is the only constant, reliable performer in their portfolio right now. Occupancy levels remain strong for all categories of centers, with the exception of selected "Big Box" vacancies resulting from the bankruptcy and/or restructuring of companies such as HomeLife, Kmart, Bradlees, Phar-Mor and Ames. As we have all heard from the business commentators over the last many months, the recent recession was primarily a business recession. Consumer spending, which directly effects shopping center occupancy levels, remained relatively strong. The relative health of the commercial retail sector is also a direct result of the severe restructuring our industry underwent as a result of the last recession in the early '90's. Since then, very little construction has been initiated on a speculative basis. Most of the oversupply created in the '80's has been absorbed and the discipline imposed on our business, primarily by lenders, has resulted in a positive investment environment in retail real estate today. The challenge now will be to absorb Big Boxes coming available via vacancies caused by bankruptcies of weaker retailers. In summary, this is an excellent environment for Sellers. Interest rates are at record lows and buyers are chasing too few real estate deals, resulting in lower cap rates and higher sale prices. Hopefully, over the next several months, as the business climate in general settles down and the stock market resumes some semblance of normalcy, owners inclined to sell will proceed, as they will again have reasonable investment alternatives for the proceeds of their sale. On a lighter note, my brother Kurt has joined me in the investment sales department. Kurt joined our company approximately two years ago, and had been focusing on leasing centers under the tutelage of Brent Barbehenn during that time period. I am glad to have Kurt on board. Many of you will be hearing from Kurt from time to time as he becomes increasingly involved in this phase of our business.