We had a great weekend in San Francisco. The mood at the last two seminars in San Francisco and Los Angeles was somber, and hesitant because of doubts about the future. This meeting had energy and a bit more certainty. What I really welcomed was the return to sanity. Our first year with ICG was 2005. That year was a high point, or in my opinion a low point in real estate speculation. In seemed that many investors were more interested in flipping and short term gains which usually means higher risk. Many investors are paying a high price in not only negative cash flow, but reduced rents and reduced value. Let me summarize the contrasting market here that I talked about at the seminar. First, OKC appreciated 2.39% in the last quarter alone. The fourth quarter has been strong so overall appreciation is estimated to be 7% to 10% this year. We are yielding positive cash flow on almost all of our 10% down investments. Forbes rated us as the 10th best job market in the U.S., and Tinker AFB and Dell have announced 19,000 new jobs between them. We are about to pass an 858 million dollar infrastructure bond issue for OKC, continuing the most aggressive city upgrade in the nation. Our oil and gas industries are flying, and we have the indian tribes that have turned into corporations are not only one of our significant employers, but are also investing their casino money in urban projects. If you want to invest with us first, you have three years of rental history to get real rates. We will not inflate them. Second, everything right now is positive cash flow with 10% down. Third, if you close quickly we can get you guaranteed rents of 3 to 12 months. This is done for two reasons. First, we know that the overall psychology is still hesitant, and we want to give you no down time to help you balance out other investments you may have that are vacant or negative. Second, at the end of the year builders want to reduce inventory so this is a great time to buy. Call us for more information and spread sheets.