FFO was $276,000,000 or $0.41 per diluted share as compared to last year's 2nd quarter results of $243,900,000 or $0.39 per diluted share, representing per share growth of 5.1%. We produced $387,900,000 of total pro rata NOI in the 2nd quarter, an increase of $45,800,000 over the same period in the prior year. This growth was driven by $38,300,000 of pro rata NOI from the RPT acquisition, dollars 12,800,000 from higher minimum rents and $1,600,000 from higher net recoveries from the balance of the consolidated portfolio. These consolidated These consolidated NOI increases were impacted by lower percentage rent and other income of $3,500,000 which was mostly due to timing and higher credit loss of 1,400,000 dollars Our credit loss for the first half of the year was 86 basis points, the midpoint of our bad debt assumption. The net NOI increase was offset by greater pro rata interest expense of $14,000,000 due to the higher interest rate on the $500,000,000 bond issued in the 4th quarter last year related to the refinancing lower coupon debt, dollars 510,000,000 of additional debt in connection with the RPT acquisition Conor outlined.