Operator: Good day, ladies and gentlemen and welcome to the Q3 2013 Ventas Earnings Conference Call. My name is Ian and I'll be your operator for today. At this time, all participants are in listen-only mode. We will conduct a question-and-answer session towards the end of the conference. As a reminder, the call is being recorded for replay purposes.
I'd now like to turn the call over to Ms. Lori Wittman, Senior Vice President of Capital Markets and Investor Relations. Please proceed.
Lori Wittman - VP, Capital Markets: Thank you Ian. Good morning, and welcome to the Ventas conference call to review the Company's announcement today regarding its results for the quarter ended September 30, 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 the 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 today 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 reconciliations 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 on 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. Good morning to all of our shareholders and other participants, and thank you for joining Ventas' third quarter 2013 earnings call. I'm happy to be hosting today's call with many of my Ventas colleagues in the room, as we discuss the positive results of their terrific work.
At Ventas, we're focused on delivering consistent superior results. This quarter, our performance was strong, as we executed across our three pillars of excellence, raising capital effectively, allocating capital wisely and managing our assets productively.
Following my brief comments on our outstanding performance our investment and other activities in the quarter, our increased guidance and the external environment Ray Lewis will discuss our portfolio and Rich Schweinhart will review our financial results. Following our remarks, we'll be pleased to answer your questions.