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Operator Good morning and welcome to the Service Properties Trust First Quarter 2021 Financial Results Conference Call. [Operator Instructions] I would now like to turn the conference over to Kristin Brown, Director, Investor Relations. Please go ahead. Kristin Brown Director, Investor Relations Good morning. Joining me on today s call are John Murray, President; Brian Donley, Chief Financial Officer; and Todd Hargreaves, Chief Investment Officer. Today s call includes a presentation by management followed by a question-and-answer session with analysts. Please note that the recording, retransmission and transcription of today s conference call is prohibited without the prior written consent of SVC. I would like to point out that today s conference call contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. These forward-looking statements are based on SVC s present beliefs ....