In 2003, Vornado's Funds From Operations per share increased by 13.6% and FFO Adjusted for Comparability per share increased by 6.5%. EBITDA for each of our business units increased for the year and each business unit (with the exception of Washington Office (3)) had handsome same store increases – all this performance in a challenging market.     It is a testament to Vornado's scale and balance sheet strength that, since January 2003, we generated over $1 billion internally from the capital side of our business (not including cash flow from operations). This was accomplished while maintaining our credit rating (which we are committed to) and maintaining virtually the same credit ratios. Here is a list of cash proceeds by transaction: And we could have generated more. Vornado has substantial unused financial capacity that could be realized either from borrowings or from recycling existing assets. We have $10s of millions, and in some instances as much as $100 million or more, of unrealized profits in dozens and dozens of our assets. As promised at our September 2003 investor conference, in February 2004, AmeriCold completed a $254 million financing, which was the source of Vornado's repatriating $135 million of its investment in AmeriCold.     But this financing did much more – it went a long way to demonstrate the value of this business. Think about it – AmeriCold now carries $800 million of debt (recourse solely to various groups of its assets) at a weighted average interest rate of 6.1%, or about $49 million of annual interest expense, still leaving FFO of $64 million from actual cash rents. Mike and I believe that these facts support a value for this investment that is greater than most of our investors and analysts carry. (5) (3) This decrease was caused by our exiting the third-party tenant representation business, and the effect of lower purchase price lease adjustment income and straight-lining of rent. (4) Together with a 25% development partner, we built a 538 unit rental apartment tower on a wonderful site on the New Jersey Palisades adjacent to the George Washington Bridge. The total cost of this project, which is in the final stages of rent-up, was $144 million. We have contracted to sell this property for a closing not later than third quarter 2004 for $222.5 million which will result in a gain to us of $70 million. (5) Vornado owns 60% of AmeriCold. All of the data in this paragraph is for 100% of AmeriCold, other than $135 million of its investment repatriated.