 Delighted to welcome all of you here tonight. For me, it's quite special because I can see how the program, the real estate program, has become an increasingly important part of the school. As an architect, I think I always imagine these people are going to be our partners in the world to imagine how we can improve questions of everything from housing, to infrastructure, to density, to beauty. And a lot of it has to do with the vision that Patrice is bringing to the program. I am also very grateful to so many of you, our alumni, for your ongoing engagement and support of our MSRED program. With your help, we continue to build the rigor, the capability, and the professional integrity of this program and provide our students with a year-long transformative experience of intense and immersive learning, supportive and informative industry engagement, such as with you, and of course, also a tremendous amount of fun. Such achievements and capabilities of our students in the program and as graduates in the industry are exemplified by one of our earliest graduates, and that is Stephen Glaskock. As a professional renown for his integrity, commitment to the quality of design, Stephen is a model for what we hope and continue to try to produce in our program. Truthfully, I don't think I've fully appreciated the many hats that Steve wears until joining the Ombow team. Since then, I have learned a lot. I have learned that Steve treats every member of the Ombow community with the same respect and compassion that he treats his family. Steve, after all that you have done for this community and after all that you have achieved, congratulations. Tonight, we get to celebrate you. When I started the program, my architect friends would joke that I was going to the dark side. I would tell them yes, but I'm going to the light side of the dark side. The light side produces buildings and projects that are good neighbors and positive contributions to the community, to the stage on which we act out the daily theater of civilization. So my advice for any young developer coming out of this program is to spend some time gaining deep experience in at least two and ideally three areas of the process, finance, law, construction management, or design. Those things will distinguish you quickly. Ombow number two, my advice, Ombow means to add on to. Strive to add value at every level of the development process. Number three, money follows good ideas. If a deal makes sense, there will always be a way to raise the money for it. I cannot emphasize how important this Mesred community has been. Mesred graduates understand the importance of not only the finance, but the rest of the development hats as well. And with so much growth happening globally, Mesred plays a central role in preparing tomorrow's developers around the world and the importance of good design, careful planning, and rigorous execution. On a personal note, I would like to thank my partner in business and partner in life, Barbara, my two children, Alex and Adrian, who inspire me every day. And our entire Ombow team, who makes it such a joy to go to work every day. Thank you, and good night.