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Operator Good day, ladies and gentlemen, and welcome to the Piedmont Office Realty Trust, Inc. second-quarter 2021 earnings call. [Operator instructions] At this time, it s my pleasure to turn the floor over to Mr. Eddie Guilbert. Please go ahead, sir. Executive Vice President, Finance, Treasurer, and Assistant Secretary Thank you, operator, and good morning, everyone. Thank you for joining us today for Piedmont s second-quarter 2021 earnings conference call. Last night, we filed our Form 10 Q and a Form 8-K that includes our earnings release and our unaudited supplemental information for the quarter ending June 30, 2021, which is available on our website at piedmontreit.com under the investor relations section. During today s call, you ll hear from senior executives at Piedmont, and they may refer to certain non-GAAP financial measures, such as FFO, core FFO, AFFO and same-store NOI. ....