Speaker2 Thank you, Joe. So those of you on the call probably have seen a presentation we put out, providing some perspectives on how we think about Howard Hughes from a valuation perspective. You know, company's going through a transition in terms of its business model. We think there's been a pretty meaningful transition, or at least the beginning of a transition in our shareholder base. We thought this was a good time for us to kind of share how we think about the company and to provide some, I would say ...