In total, the unrealized capital appreciation portfolio is comprised of approximately 36,000,000 square feet of institutional quality commercial real estate, consisting of approximately 20,000 multi family units, 12,500,000 square feet of office, over 5,000 hotel keys and 2,000,000 square feet of life science and other property types. Continuing on Slide four, let me detail our quarterly and annual earnings results. For the fourth quarter, GAAP revenue was $91,900,000 net income was $26,000,000 and earnings per share was $0.36 The decline in GAAP earnings year over year was primarily driven by a one time 15,200,000 derivative hedge gain recognized in Q4 twenty twenty three. Excluding this one time derivative hedge gain, Q4 earnings per share increased approximately 1% year over year, driven by a $3,900,000 net increase in asset related revenue from investment fundings and rent growth, less additional interest expense on funding these ground leases, offset by a $1,000,000 increase in our non cash general provision and a $2,300,000 decrease in earnings from equity method investments, primarily due to repayments in the unconsolidated Leasehold Loan Fund. For the full year, GAAP revenue was $365,700,000 net income was $105,800,000 and earnings per share was $1.48 The increase in GAAP earnings year over year was primarily driven by the $145,400,000 non cash impairment of goodwill and $22,100,000 of merger and care related costs taken in 2023, a $13,800,000 net increase in asset related revenue, less additional interest expense and $5,800,000 in G and A savings net of the Star Holdings management fee, offset by a $6,800,000 increase in non cash general provision and the aforementioned $15,200,000 derivative hedge gain recognized in 2023.