It that time of year again, the first ICG Advanced Seminar. Every year has brought a different market condition to consider. This year seems to be about not only the mortgage and credit crisis but also where is the bottom? Markets like Florida, Arizona, Georgia, Colorado, Indiana, Illinois, Ohio, and Michigan are continuing to increase in numbers of foreclosures and depreciation. States and Cities where this is occurring have more than just properties going back to the lender, they have lost revenues in Taxes that support roads, fire, police, and basic services. Oklahoma is a different story. In 2004 ICG choose Oklahoma as a good investment environment and a safe haven for 1031 exchanges out of nevada and Arizona. In the three years and over 400 sales we have had, only one investor had a subprime problem which was out of florida, and two investors had business reversals. Everyone else still owns their properties with no one selling. With the meltdown of last year to this, isn't it remarkable that Oklahoma is still performing like 2005? We actually went down 15.4% in 2007 repos compared to 2006. In January 2008 our repos were down 17.81% from the previous January. Oklahoma as a state went up 4.97% in 2007 and our suburbs did even better. Edmond and Deer Creek set four records for volume, unit sales, average price, and median price sales. Mustang was next in line, and Oklahoma City had it's 4th best year ever. Now more than ever, Oklahoma City is the place to be. We are coming to the ICG meeting with great prices, guaranteed rents, and terrific values. We hope to see you there.