PresentationJeff, we'll turn it over to you to introduce your company and team, provide any opening remarks, tell the audience the top reasons an investor should buy your stock today, and then we can get into Q&A.I'm Craig Mailman with Citi Research, and we're pleased to have with us Phillips Edison and CEO, Jeff Edison. This session is for Citi clients only and disclosures will be made available at the corporate access desk. To ask a question, you can raise your hand or go to liveqa.com and enter code GPC2 ...