Great attendance with the wonderful diversity in her field. But today we come to one of our two major events of the year, our summer signature program. And i need to think to friends who sponsor and made todays great event worthwhile. First of all my friends and forum. In forum is a research and consulting progra firm that hasn open for 52 years and very much embodies the great tradition of innovated 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 of washington and provided valuable Economic Data and research and the critical sector of the economy. With that in mind, with those organizations supporting us and with the large and distinguished audience behind us, we have come to a moment and i have to tell you, i cannot imagine a better marriage of a moment and a speaker then what we have today. Jim is really a man who embodies best the bark field. One of the j