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Operator Good day, and welcome to the Kilroy Royalty Corporation First Quarter 2021 Earnings Conference Call. [Operator Instructions] I would now like to turn the conference over to Michelle Ngo, Chief Financial Officer. Please go ahead, ma am. Michelle Ngo Senior Vice President, Chief Financial Officer and Treasurer Thank you. Good morning, everyone. Thank you for joining us. On the call with me today are John Kilroy, Tyler Rose, Rob Paratte and Eliott Trencher. At the outset, I need to say that some of the information we will be discussing is forward-looking in nature. Please refer to the supplemental package for a statement regarding the forward-looking information on this call and in the supplemental. This call is being telecast live on our website and will be available for replay for the next eight days, both by phone and over the Internet. Our earnings release and supplemental package have been filed on a Form 8-K with the SEC. And both are also availa ....