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3rd quarter results, projected activity for the relaxation of the yr and our view of current marketplace circumstances these days we gave 2008 FFO advice of $six.forty to $6.45 for each share growing the reduce end of our previously provided variety by $.02. Our initial guidance for 2008 was $6.25 to $six.45 per share, and did not anticipate the second quarter 2008 financial debt extinguishment cost of $.07 per share. I think with the drastic change in the economy, we are most likely one of the few real estate companies that woolrich parka scontati have successfully elevated our 2008 guidance. These are clearly difficult times, but I think we will carry on to be effective such as producing positive NOI growth from our woolrich outlet scontati portfolio and FFO development in 2009. We anticipate, clearly, a slower leasing atmosphere and have worked diligently to execute leases for upcoming exploration. As a result, we are ahead of where we were at this stage in time woolrich outlet milano final yr in leasing our approaching year's explorations, we are aggressively handling our cost and our money invest and we have a strong stability sheet. I remind you that we are more than a regional mall business with parka woolrich scontati significant eaings generated by our neighborhood middle and premium outlet portfolios, each of which should provide advantages in a difficult financial environment as consumers carry on to look for value. With that said, we are pleased with our outcomes and we are now open for conces. Hey, great moing, right here with [Johan] as well. I guess, David, clearly the change in outlook in the credit score woolrich scontati milano marketplaces, can you talk about sort of the 2009 outlook for debt maturities and what choices stay available? I imply you did do a significant amount of refinancing in the quarter and that's certainly positive information, but it seems like you are maintaining some powder dry right here, you want to maintain money in the balance sheet as nicely as your line free and distinct? That's accurate. We have $900 million of senior unsecured notes that come because of subsequent yr as well as our share of secured debt about 900 million. We don't foresee any conce about refinancing the secured debt. We are creating development. Obviously the capital markets presently are more or much less shutdown. I think we have been anticipating for a yr now that the world was about to alter. We are nicely positioned to deal with that, as evidenced by our credit score facility as nicely as the amount of cash on our stability sheet. Hey Jay, this is Steve. I'd just include one comment on the secured financial debt that's coming because of in 2009. It's property that typical $500 a foot. Its property that even at fairly conservative cap rates are 50% loantovalue, so, I think even in a relatively difficult marketplace, we really feel good about our capability to roll that more than. Alright, seems great. And you talked about as

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