[indistinct conversations] ladies and gentlemen, welcome to the press club and welcome to the National Economists club 2019 summer signature event. I am cliff waldman, this years president of the National Economist club. I am happy to say that we are , our weeklyter year Lunch Program is enjoying great attendance, we have a rich diversity of speakers that reflect the wonderful intellectual diversity in our field. Today, we come to one of our two major events of the year, our Summer Signature Program and i need to think two friends, to bank sponsors who have made todays rate event worthwhile. Inforof all my friends in um. A researching and Consulting Firm that has been open for 52 years and embodies the great tradition of innovative Economic Research at the university of maryland. Secondly, our friends at the National Association of realtors. Since 1908, they have been the voice of the Real Estate Community in washington and provided some invaluable economic data, Economic Research and