Greetings, and welcome to the Physicians Realty Trust second quarter 2022 earnings conference call. At this time, all participants are in a listen-only mode. A brief Q&A session will follow the formal presentation. If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. As a reminder, this conference is being recorded. It is now my pleasure to introduce your host, Brad Page, Senior Vice President, General Counsel. Thank you, sir. You may begin. Thank you. Good morning, and welcome to the Physicians Realty Trust second quarter 2022 earnings conference call and webcast. Joining me today are John Thomas, Chief Executive Officer, Jeff Theiler, Chief Financial Officer, Deeni Taylor, Chief Investment Officer, Mark Theine, Executive Vice President, Asset Management, John Lucey, Chief Accounting and Administrative Officer, Laurie Becker, Senior Vice President and Controller, and Dan Klein, Deputy Chief Investment Officer. During this call, John Thomas will provide a summary of the company's activities and performance for the second quarter of 2022 and year to date, as well as our strategic focus for the remainder of 2022. Jeff Theiler will review our financial results for the second quarter of 2022, and Mark Theine will conclude with a summary of our operations for the second quarter of 2022. Today's call will contain forward-looking statements made pursuant to the provisions of the Private Securities Litigation Reform Act of 1995. They reflect the views of management regarding current expectations and projections about future events and are based on information currently available to us. These forward-looking statements are not guarantees of future performance and involve numerous risks and uncertainties. You should not rely on them as predictions of future events. Our forward-looking statements depend on assumptions, data, and methods that may be incorrect or imprecise, and we may not be able to realize them. We do not guarantee the transactions and events described will happen as described or that they will happen at all. For a more detailed description of risks and other important factors that could cause actual results to differ from those contained in any forward-looking statements, please refer to our filings with the Securities and Exchange Commission. With that, I would now like to turn the call over to the company's CEO, John Thomas. John? Thank you, Brad. Physicians Realty Trust continued to deliver stable and reliable cash flow growth during the second quarter, driven by exceptional leasing spreads of 8% on 256,000 sq ft of renewals and our asset management team's thoughtful management of operational expenses. These results would be impressive in any period, but are especially remarkable in an economic climate made challenging by double-digit inflation and rapidly rising interest rates. DOC was built with times like these in mind, where we have a foundation of strength with almost 300 facilities in 36 states, 95% leased, and no meaningful debt maturities before our revolving line of credit matures in 2025. Our balance sheet couldn't be stronger, supplemented by the recent Great Falls disposition. In addition, we remain protected from inflationary operating expense growth, given our portfolio's 95% lease rate, with only 2% exposed to full-service gross leases impacted by inflation. We don't believe that any other healthcare real estate portfolio, public or private, can come close to providing investors with that level of cash flow stability. If past periods of volatility provide any lesson to real estate investors, it is that there is almost always a timing disconnect between the changes in investors' cost of capital and potential sellers' expectations on valuation. This scenario is precisely what we've seen in the first half of 2022, and why DOC has chosen to remain disciplined in our deployment of capital toward new investments. However, this discipline does not mean we have been passive, as volatility can also create opportunity. A great example of this strategy is our just-announced disposition of a surgical hospital and two adjacent medical office buildings in Great Falls, Montana. Mark will share more details in a moment. We are beginning to see evidence that rational investors like DOC are shifting the transaction market to a more balanced bid versus ask. We've made progress in advancing our pipeline accordingly and remain focused on the development of highly pre-leased outpatient care facilities anchored by our existing investment-grade health system partners. Our pipeline for development financing currently includes over $100 million in potential commitments. If finalized, construction of these projects will begin in 2023, and we have more opportunities in discussion. Our acquisition pipeline for stabilized assets remains muted while price discovery in this environment continues. Still, we remain confident in our full-year investment guidance, including development commitments and acquisitions of at least $250 million with the potential for more. Despite the challenges of the current economic climate, we continue to execute consistently on our overall ESG strategy with the recent publication of our third annual ESG report and recognize the critical need to invest in healthy physical and social spaces for our communities. Within our ESG report, we have substantially enhanced our disclosures by aligning with the Global Reporting Initiative while expanding our reporting within the frameworks of the Sustainability Accounting Standards Board and Task Force on Climate-related Financial Disclosures. We adopted a climate mitigation plan recognized by the Science Based Targets initiative in line with a well below two degrees Celsius strategy. This increased transparency provides a better understanding of our impacts on the environment and society and the direct economic benefits to our tenants. We've taken bold steps to build upon our DE&I efforts to shape an open and diverse internal culture while setting aggressive multi-year goals to chart our progress. While we're proud to celebrate our milestones, we recognize that our progress is simply a step forward for DOC as we continue to invest in better in our communities and families. We remain firm in our conviction that outpatient care medical office facilities leased to investment grade tenants offers the best risk-adjusted returns in real estate. We seek to improve the quality of our portfolio with each investment decision we make. We will continue to focus on creating long-term value for our shareholders while ultimately getting the portfolio to a 100% concentration in outpatient care facilities over time. Before opening the call to Q&A, Jeff Theiler will share our financial results, and Mark Theine will provide more detail on our exceptional operating performance. Jeff? Thank you, John. In the second quarter of 2022, the company generated normalized funds from operations of $63.7 million, or $0.27 per share. Our normalized funds available for distribution were $61 million, an increase of 11% over the comparable quarter of last year, and our FAD per share was $0.26. In the broader economy, we now have two consecutive quarters of negative GDP growth, and whether this will technically be defined later on as a recession is unclear. It is clear, however, that we are in highly uncertain times. The economic experts are debating whether we have bigger inflation problems or recession problems, and while we hope for a soft landing like everyone else, we have positioned our portfolio to perform well in any scenario. With the sale of the Great Falls Hospital, we have improved the percentage of our rent from investment grade quality entities to 66%. This is far better than any other healthcare REIT and will provide exceptional stability to our rental income. Alongside the safety, we also see green shoots of growth in an industry typically defined by more modest rent increases. The 8% leasing spreads in the current roll should lead to increasing internal growth in the quarters to come. Alongside this enhanced rent growth, we are well shielded from inflationary increases in operating expenses based on our lease structure and high occupancy. 98% of our leases are protected from expense pressures through their triple net structure, and our expense loss to vacancy is only 5%. Our overall capital structure is designed to be conservative while providing the flexibility needed to grow our company when the time is right. We have eliminated virtually all refinancing risks over the next three years and currently maintain a consolidated debt to EBITDA ratio of 5.65 x, which will be reinforced with the $116 million of cash proceeds from the Great Falls sale. We also raised $18 million on the ATM this quarter at an average price of $18.61 to help fund our acquisition pipeline. With that, I'll turn it to Mark to walk through the details of the Great Falls sale and other operations. Mark? All right. Thanks, Jeff. We're proud to announce another very successful quarter of growth driven by our long-term strategy of partnering directly with high-quality health systems and physician groups to meet their real estate needs. At the heart of this strategy is an acute focus on improving the overall quality of our real estate portfolio, operating results, and relationships. We successfully made progress on all three of these initiatives this quarter as demonstrated by, one, the profitable sale of the Great Falls Clinic facilities, two, achievement of record re-leasing spreads, and three, excellent Kingsley tenant satisfaction survey results. Starting with the Great Falls disposition. Since our first investment in 2013, we have watched the Great Falls Clinic grow as an essential provider of care to the people of Great Falls, the state of Montana, and even patients from Canada. Over time, we ultimately acquired three facilities on this campus for a blended 7.9% cap rate, consisting of an inpatient surgical hospital, an ambulatory surgery center, and a medical office building. The facilities were 100% occupied and leased to the Great Falls Clinic, now a wholly owned subsidiary of Surgery Partners. In 2019, DOC began discussions with the Great Falls Clinic leadership team about a potential expansion to the hospital and surgery center facilities. Under the leadership of David Domres, our VP of Construction and Project Management, DOC assisted in the design, coordination, and financing arrangements of these expansions in exchange for new long-term leases covering the entire campus. These lease extensions, executed in September and October of 2021, increased the overall annual rental revenue, increased the existing annual rent escalator by 50 basis points, and extended the term to 20 years at each facility. Through the value created with these new leases, DOC ultimately was able to opportunistically sell the existing facilities and future development expansion last month for approximately $116.3 million in net proceeds, representing a gain on sale of $53.9 million, a 4.7% disposition cap rate, and a 16% unlevered IRR. As Jeff mentioned, the proceeds from this sale provides capital to recycle into accretive future acquisitions. It also improves the quality of our portfolio and the security of our cash flows by increasing our investment grade tenancy to 66%. The life cycle of this investment is an outstanding example of the value created by the DOC team through active asset management and trusted healthcare relationships. Our leasing team also continues to leverage trusted healthcare relationships and market knowledge to unlock the value of the DOC portfolio through strong tenant retention and lease renewal spreads. During the second quarter, our leasing team completed 256,000 sq ft of lease renewals on the consolidated portfolio at an aggregate re-leasing spread of 8.0%, the highest quarterly mark in the company's history. Importantly, we achieved these results without sacrificing retention or leasing costs. In total, tenant improvements and incentive packages totaled just $2.19 per sq ft per year on renewals, well below industry averages as we continue to focus on net effective rent as the most important measure of total leasing performance. While tenant retention of 76% is in line with long-term medical office averages. Given the strong demand for outpatient real estate both on and off campus, we remain committed to unlocking the full value of our real estate through leasing. When appropriate, this strategy includes the selective vacating of suites that have higher rental potential with different tenants, even if that impacts same store metrics on a short-term basis. Looking forward to the second half of 2022, we expect lease renewal spreads to continue to be between 5% and 7% as the cost of new construction continues to outpace the benefit of renewing leases in place. Simply stated, we believe this is the strongest leasing market in the company's history, and we are optimistic about our pricing power in the years ahead. At the portfolio level, MOB same-store NOI growth was 1.9% in the second quarter. The NOI was driven primarily by a year-over-year 2.1% increase in base rental revenue. Operating expenses were up 8.0%, slightly below the 9.1% year-over-year CPI change as of June 30. As expected, increased operating expenses were largely offset by an 8.7% increase in expense recovery revenue due to the high occupancy and triple net structure of our portfolio. In the nine years since our IPO, we have not only built one of the highest quality healthcare real estate portfolios in the industry, but we have also assembled an award-winning healthcare real estate team. Our efforts directly translate into care for tenants, evident in our 2022 Kingsley Associates Tenant Satisfaction Survey results. This year, we surveyed nearly 320 tenants, representing approximately 5.5 million sq ft. Physicians Realty Trust received an impressive 74% response rate compared to the industry average of approximately 55% this year. In addition, we beat the Kingsley Index in every property management category, including overall management satisfaction with a score of 4.48 out of 5.0. While we sincerely appreciate the positive feedback from our healthcare partners, the surveys that we actually value the most offer opportunities for improvements and where we can invest in better in order to earn our tenants' trust and secure their renewal before the lease expiration. At DOC, we believe that great customer service does not happen by accident. It happens by design, and it all starts with a great team dedicated to our mission to help medical providers, developers, and shareholders realize better healthcare, better communities, and better returns. With that, I'll turn the call back to John. Thank you, Mark. Michelle, we're now ready for Q&A. Thank you. We'll now be conducting a Q&A session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two if you'd like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. One moment please while we poll for your questions. Our first question comes from the line of Juan Sanabria with BMO Capital Markets. Please proceed with your question. Hi, good morning. Just hoping to. Good morning. Hey, John. Just hoping to start on the re-leasing spreads. Obviously a great number. Just curious on as part of those negotiations, what kind of annual rent increases you're getting, and is there any shift away from a fixed towards a more of a floating structure, maybe with a cap and collars? Just curious on a little bit more fuller details on those lease negotiations. Sure. Good morning, Juan. This is Mark. So yeah, we're really proud of our leasing team's efforts this quarter and seeing really strong leasing momentum to achieve those 8% re-leasing spreads. You know, in addition to focused on the initial rate when the renewal kicks off, we're also focused on the annual escalator, as you mentioned. In fact, 2/3 of our lease escalators this quarter had a rent bump of 3% or higher. We're excited about the compounding cash flow, you know, from those embedded annual escalators going forward. You know, we do try and put a lot of CPI adjustments into our new lease renewals. Those come with sometimes a floor and a ceiling. in the negotiations now, I'd say, you know, since the CPI number's been even higher than, you know, anticipated, we're getting requests for more fixed escalators and those we're now pushing back in the 4% range on leases going forward. How quick do you think you can get towards like a 3%+ escalator? I mean, should we just think of it as looking at your average lease term and being 5% rolling and thinking that those go 3%+ versus I think you said 2.1% at quarter end? Yeah. Juan Sanabria, it's J.T. It's an incremental, you know, growth across the portfolio. You know, WAL's always been a good thing until the last couple of years. With only 2% rolling this year, 3% next year. It is incrementally growing. Before this year, we had about 10% of the portfolio on CPI increases, and that's a strategy we implemented four years ago as we started doing, you know, new generation and renewal leasing. It'll take time, but I think the higher increases may get us quicker than we thought. Just on the investments pipeline and dispositions. Still sticking to the guidance, I'm assuming that that sounds like it's gonna be more development commitment. Yeah. Right now we're. Go ahead, Juan. I was gonna say, is the dollar amount that you'd previously targeted, is that more the commitment dollars we should be thinking about you allocating or actual spend on which you'll earn yield on in this current year? Yeah. It includes the future development commitments and it, you know, really always has. We maybe have not made that as clear as we should, but you know we think we'll clear $250 million of development commitments and/or acquisitions this year. You know, probably 50-50 weighted, maybe a little bit more toward the development commitments. Most of those dollars, the development dollars will be spent in 2023, and those will start generating returns in 2024. Thanks, guys. I appreciate it. Yep. Thank you. Our next question comes from the line of Austin Wurschmidt with KeyBanc Capital Markets. Please proceed with your question. Hi, good morning, everybody. Just curious how the disposition in Montana came about, how long that deal was in the works? And then maybe if you could just speak to like the depth of the buyer pool? Yeah, that's. You know, we've been really proud of that facility. As Mark kind of walked through the history of it was one of our first investments in the surgical hospital out there. There's a separate MOB with an ambulatory surgery center in it, all on the same campus, and then a fairly large medical office building. We've been working with that, the physicians and who were co-owners, out there again for eight years. We really hadn't had a plan to sell it. It was a very high yielding asset, but we'd been approached by a number of potential buyers and then just started exploring some price discovery with them, and frankly, those exceeded our expectations. It wasn't a planned disposition, but I mean, really an opportunity. I think the pool is really deep. I think we, you know, kind of once we started getting some offers that were attractive, we kind of took it to a broader market. There's still a broad pool out there. Again, we're excited the new owners are, you know, people we trust to take care of those physicians, and that's important to us. That's helpful. With sort of this sale, I guess, and half of the capital needs on the $250 million being spent next year, does this Montana sale kind of meet the capital needs now for the year, or are there other deals you're contemplating given the strong pricing you achieved here on this transaction? Hey, Austin. I'll take that. This is Jeff. You know, look, we're always looking at opportunistic dispositions. The Great Falls Clinic sale takes us down in terms of leverage about a quarter turn. So that puts us in a really good position to fund our acquisition pipeline through the remainder of the year. But that said, I mean, we have been getting inbounds on various assets, and so we always look at opportunistically selling something to help fund our pipeline. Got it. Just one clarification. I couldn't make out what the development financing pipeline is today. Could you share that figure again? Yeah, it's over $100 million today, and we've got some other opportunities that we're kind of deep in negotiations on. You know, we felt like we might could get to $100 million-$150 million commitments this year. You know, most of those dollars will be spent next year, and I think we're on a good track to do that. Appreciate the time. Thank you. Yes, thanks, Austin. Thank you. Our next question comes from the line of Connor Siversky with Berenberg. Please proceed with your question. Morning out there. Thanks for having me on the call. Just to clarify, the $65.8 million you have in real estate held for sale on the balance sheet for Q2, that did not include the Montana assets, correct? No, it did. It did include those assets. Okay. Those were a subsequent event, the sale of those. Yeah. Connor, they went under contract and then didn't close. Went under contract in the second quarter, didn't close till subsequent events, so we had to put it in held for sale at that point. Okay. You know, on the broad subject of cap rate expansion, I'm just wondering on a market by market basis if you're seeing any more upward pressure, you know, in any market in particular versus others? Yeah. You know, there's hot markets like, you know, the Texas market continues to be hot, Florida continues to be hot, Atlanta continues to be strong. You really across the board, you know, kind of we're seeing more and more, you know, assets that were for sale that went kind of off market, you know, i.e. under LOI or, you know, kind of contemplated transactions and then have seen those, some of those assets come back to market, you know, at potentially better cap rates for the buyer. I think it's. We're still in that price discovery phase, but, you know, still, there's still a strong bid out there for, you know, medical office buildings firm. Okay. Thank you. That's all for me. Thank you. Our next question comes from the line of Michael Carroll with RBC Capital Markets. Please proceed with your question. Yeah. Thanks. I wanted to drill down into the development interest that you're tracking in the marketplace. I mean, is it more difficult for DOC to find those types of investments just given the higher construction cost or it's harder to pencil out those deals? Or are most of those deals more strategic and the actual cost for the health system or the developer is not as important as you would typically think? Yeah, Mike. I mean, obviously cost is important to everybody, but these are all related to health system expansion, strategic expansions. I think they're all but one are 100% pre-leased by the health system and the other one is, you know, heavily pre-leased to a health system and, you know, with a clear track on, you know, where the physicians will come from to fill that space. Construction cost is high. These are all yield on cost transactions. That's why I'm a little hesitant to say exactly what the commitments are because some in the end may, you know, be determined they're too expensive based upon, you know, kind of current market rents. You know, we. These are all heavily pre-leased strategic developments with, you know, high revenue outpatient surgical services that the hospitals want to pursue. Kind of a balanced approach. We're not out there to spec development. We're not out there. Our funding, you know, comes with signed leases and with a signed GMP contract where we know exactly what the cost is gonna be. Have your yields, the yields that you demand for those, I guess, initial funding and takeout acquisitions, opportunity, have those changed given what happened with interest rates? Yeah. Those have gone anywhere but up. Okay. I know, J.T., you talked about this in your prepared remarks. I'm not sure if I missed this part. I know you said that the market is still in a price discovery mode right now. I mean, how long do you think it's gonna take for you to, or the market to better understand where cap rates are? I'm not sure, did you indicate of how much you think cap rates have increased so far or where you expect them to kind of settle out at? Yeah. I think we're starting to see assets that we underwrite well and that we're attracted to that are, you know, starting to move into the well north of 5%. Mid-fives to high fives are kind of. We're starting to see more and more of that. Those don't always reflect the kind of quality and credit that we want to pursue. It's rare that we see. We still get a lot of asks for the low fours, but I don't think anybody's out there paying low fours for assets right now. Okay. Great. Thanks. Yeah. Thank you. Our next question comes from the line of Michael Griffin with Citi. Please proceed with your question. Hey, thanks for taking the question. Just going back to the 250,000 sq ft of renewals. Can you talk about maybe what drove that? Was it any specific tenant types? Were they looking for expansion, staying in their existing space? Any additional color on that would be great. Yeah, Michael. Mark here. I'll take that one. On the renewals, the 256,000 sq ft represented a retention rate of 77%. You know, we do expect that the tenants are looking to stay in place in their existing suites now, especially as John was just mentioning, the construction costs are rising, so it's become, you know, more expensive to relocate. Supply chain challenges have made it, you know, difficult to relocate from a timing perspective as well. That's also, you know, the combination of those two things are helping us to push on our leasing spreads while, you know, keeping retention high. These are existing tenants and, you know, I'd say our customer service and property management team does a great job keeping these tenants, happy and then renewing in their space for the long term. Great. That's helpful. On the real estate technology fund investment mentioned in the release, can you maybe expand on that a little bit, sort of what that is? Maybe, you know, a continuing focus on investment in technology in your business. Some additional color there would be great. Yeah. Michael, this is Jeff. It was a relatively small investment in a real estate technology fund that's run by Fifth Wall, which actually has a lot of other REITs and real estate companies as LPs. While we think the investment itself will perform well, the primary reason for the investment is to just get an early look at, you know, the real estate technologies that are out there. You get enhanced access and early access to these types of technologies. You know, ultimately what we'd like to do is just enhance the efficiency of our operations and our portfolio. We think it's a win-win from both, you know, access to these technologies as well as a good return. Okay. That's it for me. Thanks for the time. Thanks. Thank you. Our next question comes from the line of Steven Valiquette with Barclays. Please proceed with your question. Thanks. Good morning, everybody. You know, I guess with your, you know, bullish comments that we're in one of the strongest leasing environments in the history of the company and that re-leasing spreads are trending quite favorably, just hoping you can maybe give some more color on just the context of that and the fact that, you know, the operating expenses in the same store data were up 8% year-over-year. I guess with the better, you know, leasing environment, there's also higher costs. I guess the question is at the end of the day, if same store cash NOI growth is kind of, you know, hanging around that 2%-3% range with the, better leasing environment, could that accelerate or do higher expenses kind of offset that and you kind of maintain that same sort of cash NOI growth over the next couple of years? Just want to get more, you know, thoughts around that. Thanks. Yeah, Steve. It's a great question. As Mark alluded to, you know, kind of high construction costs and higher, you know, kind of the opportunities for other space at much higher rates, you know, allows us to push kind of retention, you know, rates that or retention renewal rates at a higher cost. At the end of the day, there's a total, to your point, there's a total cost of occupancy that the tenant can bear, the hospital systems invest in great tenants like we like to lease to can bear. You know, that's why, you know, service to those tenants and managing the operating costs and expenses the best we can, you know, really matters. Really, paying attention to the energy costs of the building, the utility costs generally. You know, the more we can do to help hold those costs down, the more we can kind of push on the rent side as well in a balanced way. You know, 8%'s an outstanding number, and I think it's a little unique to some of the particular buildings and leases, you know, that were impacted by that 8%. We are seeing, you know, 5% and 6%, you know, for the next couple of quarters. It'll be a balance over time, but for the foreseeable future, we see the real opportunity to do that, while at the same time, you know, impressing our tenants with, you know, management of the operating expenses to hold those down the best we can. Okay. Got it. Okay. All right, that's it for me. Thanks. Thank you. Our next question comes from the line of Adam Kramer with Morgan Stanley. Please proceed with your question. Hey, guys. Good morning, and thanks for taking the question. I guess kind of a little bit similar to the prior question, but just kind of looking at this quarter same store NOI number, you know, I think a little bit below kind of maybe what we were expecting and I think others as well. I think, you know, maybe below kind of the historical trends that you guys have performed at as well. Wondering if there's anything in that number, you know, that maybe brought it a little bit lower. Kind of just, you know, thinking broader, you know, higher level, right, with, you know, this really positive leasing momentum that you guys are doing. You know, when do we kind of start to see that, I guess, in kind of the same store NOI, you know, quarterly figures? Adam, this is Mark. I'll take that. That's a great question. You know, our same store number this quarter, 1.9%, is, you know, slightly below our historical average and our rent bump around 2.4%. You know, as I was mentioning about the leasing results, we're really excited about the leasing momentum that we have, because what's pulling our same store down this quarter is a slight dip in our occupancy of that same store portfolio. Looking forward, at the leasing momentum we've had, we actually have 100,000 sq ft of leases that are executed but not yet commenced. They're under construction. We're excited that those leases will be coming on, you know, later this year and early part of 2023. You know, just looking, if you had performed all those, the 100,000 sq ft as paying rent today, our same store would have been about 2.8% this quarter. There's a nice, you know, pipeline coming of leases that are under construction. As you know, these leasing results lag just a little bit until the cash flow starts. Yeah, to be clear, under construction is the TI build outs and rent raises. Correct. So t hat's really helpful, guys. I think that's really helpful to be able to kind of quantify that 2.8% number. Are you able to kind of give a, you know, obviously not an exact number, maybe more of a range of kind of the cash NOI that this development would yield, you know, kind of bridging to that 2.8% from the 1.9%? The new developments typically are, you know, yield on cost of about 6%+. I'm not sure that's the question you are asking, but that's. In the new developments, you know, those numbers, you know, tend to be, you know, more than 6% and, you know, much higher than, you know, kind of current acquisition cap rates. Okay. Got it. That's helpful. Just maybe switching gears a little bit and just a final one here, just the opportunity set in the loan book, you know, maybe comparing that, you know, today versus call it three, six, 12 months ago, and how things may have changed. The loan book's a little unusual a year ago because we had $50 million out as part of the Landmark mezzanine loans. That was kind of the first step towards the eventual acquisition of that portfolio. We do see some opportunities. Again, some of our development financings is really in the form of mezzanine financing at a higher, you know, kind of yielding rate as part of the capital stack of those projects. Some of our development is kind of loan down or own down, where we, you know, are funding the development directly off our books, and there's greater opportunity to deploy more capital. We're seeing more loan opportunities, but last year was kind of an unusually high number because of Landmark, and that went away as part of that acquisition. Really helpful, guys. Thanks again for the time. Chat soon. Thank you. Thank you. Our next question comes from the line of Dave Rogers with Baird. Please proceed with your question. Yeah, good morning. Wanted to follow up on the leasing spreads. J.T., you made a comment just a couple of minutes ago regarding, you know, next couple of quarters had some good visibility, but there were some unique things about the assets that drove the bigger increases. I guess the first question is, do you not really see that continuing into next year? Is that just kind of cautiousness? Then maybe Mark, this would be a better question for you. On the rent spreads that you've achieved and the escalator increases, is there anything unique between on-campus or off-campus, or single tenant or multi-tenant that's driving those numbers higher in the second half of this year? Yeah. My comments, you said it. They're just cautious. I mean, again, right now for the foreseeable future, we're seeing lots 4% or 5,% you know, kind of 6% opportunities for, you know, roll-up. In some cases, it's just a function of, you know, which markets, where the buildings are and, you know, how more aggressively we can push those rates. I'll let Jeff answer or, excuse me, I'll let Mark answer the second half of the question. Yeah. Looking forward, for our leasing spreads in the back half of the year, I think we'll be looking at, you know, 5%-7% re-leasing spreads on target, which is, you know, as I mentioned in the prepared remarks. In terms of, you know, what we're seeing single tenant, multi-tenant, our single tenants typically have very long leases. We don't have too many single tenant renewals right now. Primarily our leasing activity is in the multi-tenant buildings and not seeing too much difference in the on-campus versus off-campus. Again, we're really, you know, paying attention to what the overall market rate is for the particular location of that asset. Great. Thank you. Thank you. Our next question comes from the line of Tayo Okusanya with Credit Suisse. Please proceed with your question. Hi. Yes, good morning, everyone. So first of all, just on acquisitions and, you know, your target for the year versus where you are right now. You know, you seem to be running a little bit behind, if you would let me use those words. I'm just kind of curious, is this the whole kind of price discovery scenario right now that's making you maybe not be as aggressive, but maybe, you know, you expect to have better acquisition volumes in the back half of 2022? I can't say it better, Tayo. It Gotcha. You know, we've seen lots of opportunities. It's just, you know, sellers' expectations are, you know, a year out of date right now. We're starting to see more and more. We're getting closer on kind of a bid and ask that works for us and that, you know, will work for the seller. The second half of the year you'll see more acquisitions. Gotcha. Okay, that's helpful. Then just curious, I mean, in markets where you tend to overlap, you know, HCA and HR, I'm just kind of curious, you know, kind of post-merger, I mean, what are you hearing from hospital systems in those markets? Or what are you seeing in regards to how the merged entity may be competing differently? Again, how are you guys kind of responding to that if anything is changing at all? Well, a lot of our development opportunities are coming, you know, from health systems who are looking for, you know, kind of expansion and strategic, relocation of some of their practices. We're seeing some other, you know, opportunities in some markets that are more acquisition in nature and backfilling, you know, buildings that are less than occupied by those health systems where they, you know, would be interested in occupying them more if we were the owner. We'll see some opportunities. You actually think that that's actually gonna create more opportunities for you because physician practices and hospital systems are looking for alternatives to that? I don't know if they're looking for alternatives to others. I just think they're you know, we're working closely with several health systems on you know, opportunities just like that, Tayo. Either new development you know, on and off campus or you know, occupying more space in existing buildings that they are in today but will move more space into if we own the buildings in the future. Gotcha. Okay. Last one from me, just can any updates from a regulatory perspective, anything changing from a Medicare reimbursement or commercial insurance or reimbursement perspective that potentially could impact, you know, physicians and hospital systems that maybe we should be aware of? Yeah. You know, we're not directly impacted by the inpatient rates, but that certainly affects you know, the P&L of our health systems, which again, 66% of our space are leased to health systems. That's outpatient space. You know, CMS did readjust their proposals for next year. I think they came out in the last week. That's a 4.3% bump, which is still probably still not enough to cover existing inflation and you know, nurses' salaries in particular, but it is you know, much better than it was last year. Commercial insurance, you know, again, talking to the health systems that share that data with us about their ongoing negotiations, those are growing in the, you know, 5%-6% or more rate, depending upon the market. We're still waiting on CMS to come out with their proposal on the physician reimbursement was lower than it should be. They always start low and kind of works higher by the time of the final rule. We would expect that to improve as well, again, reflecting inflation. Then the outpatient surgery space, they're looking at about a 3% up, and I'm sure they'll, you know, try to fight for some more as well. Again, that's for Medicare. You know, commercial insurance rates should grow at a pace in excess of 3% for those outpatient surgery center operators that we lease so much space to. Gotcha. Okay. That's helpful. Thank you. Thanks. Thank you. Our next question comes from the line of Joshua Dennerlein with Bank of America. Please proceed with your question. Yeah. Hey, everyone. Thanks for the question. Just kind of curious how you're thinking about debt needs over the next 18 months and what kind of rates you could potentially achieve. Yeah. Hey, Josh, this is Jeff. You know, the nice thing about our lease maturity schedule is there's no refinancing or anything coming up over the next, I guess, over three years. So there's no refinancing needs. You know, right now we're comfortable where we are in the line. So I don't know that there's necessarily a need to term out that debt. It's hard to say exactly what long-term rates, you know, what our 10-year rates would be right now just because there isn't a whole lot of activity in the market. So there's not a lot of visibility. We would guess maybe 5% or so, give or take. So like I said, I don't think we'll need to use it, but that's where we see rates right now. I've noticed some other REITs in like the net lease space have kind of like term loans. Like, would you do like a 10-year or worse, like a term loan if you needed to term out the line, kind of look attractive. Oh, yeah. I mean, if we decided that we wanted to term out the line, we'd probably look I mean, the term loan's a better execution, right now than 10-year debt. I thought you were just asking about 10-year costs. Yeah. Sorry, I was probably too specific. Yeah. Just trying to get a sense of where cost of capital is across all the companies. Yeah. Appreciate that. Thanks, guys. Yep. Thank you. We have reached the end of our question and answer session. I'd like to turn the call back over to Mr. Thomas for any closing remarks. Thank you, Michelle. Thanks for everybody for joining us today. We're excited about the prospects of the third quarter and look forward to seeing you at the investor conferences and on the next earnings call. Thank you. Thank you. This concludes today's teleconference. You may disconnect your lines at this time. Thank you for your participation, and have a wonderful day.