Our look through net debt to EBITDA, which includes our pro rata share of joint venture debt and NOI and our perpetual preferred issuances stands at 6.4 times, which remains the best level achieved since we began disclosing this metric over a decade ago. This level does not include any potential benefit from monetizing our Albertsons investment, which has a current market value of over $1,000,000,000 As mentioned earlier, our liquidity position remains strong with $2,300,000,000 of immediate availability, comprised of $300,000,000 in cash And our $2,000,000,000 revolving credit facility as well as our Albertsons investment. With respect to capital activity, During the Q2 2022, we judiciously utilized our ATM program to issue 450,000 shares of common stock At a weighted average price per share of $25.30 raising $11,300,000 In addition, we repurchased $36,100,000 of our 3.8 percent notes due in June of 2023 $11,000,000 of our 3.8th notes due in October 2022. We also repurchased $3,600,000 of our outstanding preferred stock. Lastly, we repaid $30,000,000 of consolidated mortgage debt during the quarter and have a $290,000,000 bond as our only remaining consolidated debt Also worth noting, over 99% of our outstanding consolidated debt is at a fixed rate, Having a weighted average maturity of nearly 9 years.