Operator Good day and welcome to the Franklin Street Properties Corp. Q4 2020 and Year-End Earnings Call. [Operator Instructions] I would now like to turn the conference over to Scott Carter, General Counsel. Please go ahead. Scott H. Carter -- Executive Vice President, General Counsel and Secretary Good morning and welcome to the Franklin Street Properties fourth quarter and full-year 2020 earnings call. Joining me this morning are George Carter, our Chief Executive Officer; John Demeritt, our Chief Financial Officer; Jeff Carter, our President and Chief Investment Officer; and John Donahue, President of FSP Property Management. Also joining me this morning are Toby Daley and Will Friend, both Executive Vice Presidents of FSP Property Management.