Financial Data and Key Metrics Changes - For Q2 2025, normalized funds from operations (FFO) were $57.6 million or $0.35 per share, down from $0.45 per share in the prior year quarter [20] - Adjusted EBITDAre decreased by $7.7 million year over year to $163.8 million, primarily impacted by an $8.8 million increase in interest expense and lower hotel returns [20] - The gross operating profit margin percentage declined by 300 basis points to 30.2% [20] Business Line Data and Key Metrics Changes - Hotel level EBITDA declined during the quarter due to elevated labor costs and inflationary pressures, with a notable $2.4 million of negative EBITDA attributed to renovation disruptions [11][20] - The 84 hotels expected to be retained generated RevPAR of $121, an increase of 1.5% year over year, but adjusted hotel EBITDA decreased by $7 million or 11.7% year over year [21] - The net lease portfolio consists of 742 service-oriented retail net lease properties with annual minimum rents of $387 million, over 97% leased with a weighted average lease term of 7.6 years [16] Market Data and Key Metrics Changes - RevPAR increased by 40 basis points year over year, outperforming the broader industry by 90 basis points [10] - The company is on track to complete 122 hotel sales totaling nearly 16,000 keys for gross proceeds of $966 million, implying a valuation of 18.4 times hotel EBITDA of $53 million over the trailing twelve months [9][20] Company Strategy and Development Direction - The company is transforming towards becoming a predominantly net lease REIT, focusing on divesting select hotels while retaining full-service, urban, and leisure-oriented properties [7][13] - The strategic shift aims to create a portfolio with minimal capital expenditure needs and stable cash flows, enhancing tenant and geographic diversity [14][18] - The company plans to maintain its capital recycling and deleveraging strategy into 2026, pursuing further hotel dispositions as market conditions improve [13] Management's Comments on Operating Environment and Future Outlook - Management noted softness in Q3, particularly in August, with expectations for a seasonal drop in leisure travel activity [28][29] - The company anticipates a sequential decline in Q3 due to seasonality and recent headwinds in the travel and lodging industries, projecting RevPAR of $98 to $101 [22] - Management expressed confidence in the pricing achieved for hotel sales, indicating strong participation in those assets [55] Other Important Information - The company fully drew down its $650 million credit facility as a precautionary measure to preserve liquidity [24] - The expected proceeds from the sale of 114 hotels will be used to repay $450 million of senior unsecured notes maturing in October 2026 [24] - Capital expenditures for 2025 are expected to be approximately $250 million, with a significant reduction to $150 million in 2026 [26] Q&A Session Summary Question: Can you expand on the renovation disruption in Q3 and headwinds in travel and lodging? - Management noted softness in Q3, particularly in August, with a seasonal drop in leisure travel expected [28][29] Question: Is the $150 million CapEx for 2026 elevated compared to normal? - Management indicated that the $150 million represents a significant reduction from previous years, aiming for a long-term CapEx run rate closer to 10% to 12% of total revenues [30][31] Question: What is the status of the $900 million hotel sales? - Management confirmed that due diligence is complete, and deposits are hard, with incremental closings expected between Q3 and Q4 [48][49] Question: What is the outlook for net lease investments? - Management indicated that net lease acquisitions could ramp up post-closing of hotel dispositions, with a steady state expected based on current run rates [45][46] Question: How does the company plan to address debt maturities? - Management plans to use proceeds from asset sales and operational improvements to address upcoming debt maturities [61][62]

Financial Data and Key Metrics Changes - Normalized FFO for Q1 2025 was $10.8 million or $0.07 per share, down from $0.13 per share in the prior year quarter [24] - Adjusted EBITDAre increased slightly year over year to $115.8 million [24] - Comparable hotel RevPAR grew by 2.6% year over year, with GOP and adjusted hotel EBITDA declining year over year primarily due to renovations and increased costs [6][10] Business Line Data and Key Metrics Changes - Comparable hotel RevPAR growth was supported by occupancy and ADR gains, with full-service hotels reporting a 1.9% increase in RevPAR [10] - Select service portfolio saw exceptional growth with RevPAR up 10.6% year over year, driven by occupancy growth [11] - Extended stay portfolio's RevPAR was flat due to a decline in occupancy, impacted by renovation activities [11] Market Data and Key Metrics Changes - The lodging portfolio experienced a softening in RevPAR as the quarter progressed, influenced by reduced government and international travel [8] - Group revenue pace increased by 6.5% year over year, indicating strong demand despite overall market challenges [35] Company Strategy and Development Direction - The company plans to sell 123 hotels in 2025 with estimated proceeds of $1.1 billion to strengthen the balance sheet and reinvest in growth opportunities [9][14] - A strategic shift towards increasing net lease exposure is anticipated, with a target of 54% net lease properties and 46% lodging assets [16] - The company aims to optimize its portfolio through asset sales and reinvestment in high-potential hotels [12] Management's Comments on Operating Environment and Future Outlook - Management noted ongoing macroeconomic uncertainties but expressed confidence in the portfolio optimization initiatives and durable cash flows from net lease assets [16] - The company expects challenges in the travel and lodging industries to affect key segments like government and leisure travel [27] - Future performance is anticipated to improve as renovations complete and group revenue continues to grow [35] Other Important Information - The company is under contract to sell four hotels from a previously launched portfolio, with expected proceeds of $26.5 million [13] - The net lease portfolio remains nearly 98% leased, with a weighted average lease term of eight years, providing steady cash flow [18] Q&A Session Summary Question: Can you walk us through the RevPAR trends in the quarter? - Management indicated that RevPAR started strong in January but decelerated towards March, with preliminary April numbers showing a decrease of 1% year over year [32][33] Question: What is the impact of international and government business on demand? - Approximately 30% of the portfolio is in top markets affected by international travel, with a modest decrease in government business noted [34][35] Question: How confident is the company in completing hotel sales at the expected price? - Management expressed confidence due to a robust selection process and strong buyer interest, with transactions expected to occur in phases [36][38] Question: Will the company continue to have hotel exposure in the future? - Management confirmed that while the focus is shifting towards net lease properties, hotel exposure will remain part of the strategy [41][43] Question: What caused the shift in timing for hotel dispositions? - The shift was attributed to the diligence process associated with larger portfolios, rather than broader market concerns [61][62] Question: How is the CapEx program being managed in light of potential tariff impacts? - The company is monitoring costs and sourcing strategies to mitigate potential impacts from tariffs on capital expenditures [64][66] Question: What types of properties were acquired in the net lease segment? - The company acquired a car wash and a casual dining concept, with plans for further acquisitions in casual dining and QSR [76][78]