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Greetings, and welcome to Regency Centers Corporation First Quarter 2021 Earnings Conference Call. [Operator Instructions] I would now like to turn the conference over to your host, Christy McElroy. Please thank you. You may begin. Christy McElroy Senior Vice President of Capital Markets Good morning, and welcome to Regency Centers First Quarter 2021 Earnings Conference Call. Joining me today are Lisa Palmer, President and Chief Executive Officer; Mike Mas, Chief Financial Officer; Jim Thompson, Chief Operating Officer; and Chris Leavitt, Senior Vice President and Treasurer. As a reminder, today s discussion may contain forward-looking statements about the company s views of future business and financial performance, including forward earnings guidance and future market conditions. These are based on management s current beliefs and expectations and are subject to various risks and uncertainties. It is possible that actual results may differ materially from t ....
Senior Vice President, Investor Relations Good morning. This is Cyndi Holt, Senior Vice President of Finance and Investor Relations, and I would like to welcome you to the Tanger Factory Outlet Centers First Quarter 2021 Conference call. Yesterday evening, we issued our earnings release as well as our supplemental information package and investor presentation. This information is available on our Investor Relations website, investors.tangeroutlets.com. Please note that, during this conference call, some of management s comments will be forward-looking statements that are subject to numerous risks and uncertainties, and actual results could differ materially from those projected. We direct you to our filings with the Securities and Exchange Commission for a detailed discussion of these risks and uncertainties. During the call, we will also discuss non-GAAP financial measures as defined by SEC Regulation G, including funds from operations, or FFO; core FFO, same-center net ....