Operator: A very good day to you, ladies and gentlemen. Welcome to the Quarter One 2013 Ventas Earnings Conference Call. My name is Nancy. I will be your operator for today. At this time, all participants are in a listen-only mode. We will conduct a question-and-answer session towards the end of this conference. As a reminder this call is being recorded for replay purposes.
I would now like to turn the call over to Ms. Lori Wittman, Senior Vice President, Capital Markets and Investor Relations. Please go ahead.
Lori Wittman - VP, Capital Markets: Thank you, Nancy. Good morning, and welcome to the Ventas conference call to review the Company's announcement today regarding its results for the quarter ended March 31, 2013. As we start, let me express that all projections and predictions and certain other statements to be made during this conference call may be considered forward-looking statements within the meaning of the Federal Securities laws.
These projections, predictions and statements are based on management's current beliefs as well as on a number of assumptions concerning future events. The forward-looking statements are subject to many risks, uncertainties and contingencies, and stockholders and others should recognize that actual results may differ materially from the Company's expectations, whether expressed or implied.
We refer you to the Company's reports filed with the Securities and Exchange Commission, including the Company's annual report on Form 10-K for the year ended December 31, 2012, and the Company's other reports filed periodically with the SEC for a discussion of these forward-looking statements and other factors that could affect these forward-looking statements. Many of these factors are beyond the control of the Company and its management. The information being provided is as of this date only, and Ventas expressly disclaims any obligation to release publicly any updates or revisions to any forward-looking statements to reflect any changes in expectations.
Please note that the quantitative reconciliation between each non-GAAP financial measure contained in this presentation and its most directly comparable GAAP measure, as well as the Company's supplemental disclosure schedule are available in the Investor Relations section of our website at www.ventasreit.com.
I will now turn the call over to Debra A. Cafaro, Chairman and CEO of the Company.
Debra A. Cafaro - Chairman and CEO: Thanks, Lori, and good morning to all of our shareholders and other participants. Thank you so much for joining Ventas' first quarter 2013 earnings call. I'm pleased to discuss the results of another excellent quarter. This morning Ray Lewis will also discuss our portfolio performance, and our CFO, Rich Schweinhart will review our financial results. Following our remarks we'll be pleased to answer your questions.
Consistent with our management team's commitment to achieve and sustain excellence for all our stakeholders, Ventas began the year with outstanding growth and property cash flow, normalized FFO per share and dividends. Ventas' balanced consistent approach of driving growth, while staying strong, diverse and secure continues to produce outstanding returns for shareholders.