Good morning, and thanks for joining this call to discuss Equity Commonwealth's results for second quarter ending June 30, 2022, and an update on the company. At this time, all participants are in a listen only mode. A question and answer session will follow the formal presentation. 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 a question queue. You may press star two if you would 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 key. 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. Please be advised that certain matters discussed during this conference call may constitute forward-looking statements within the meaning of Federal securities laws. Please refer to the section titled Forward-Looking Statements in the press release issued yesterday, as well as the section titled Risk Factors in the company's annual report on Form 10-K and quarterly reports on Form 10-Q filings for subsequent quarters for a discussion of factors that could cause our actual results to materially differ from any forward-looking statement. The company assumes no obligations to update or supplement any forward-looking statements made today. The company posts important information on its website at www.eqc.com, including information that may be material. The portion of today's remarks on the company's quarterly earnings also includes certain non-GAAP financial measures. Please refer to yesterday's press release and supplemental containing the company's results for a reconciliation of these non-GAAP measures to the company's GAAP financial results. On the call today are David Helfand, President and CEO, and David Weinberg, COO, and Bill Griffiths, CFO. With that, I return the call over to David Helfand. Please proceed. Good morning. Thank you for joining us. I'll review the company's results for the quarter, as well as provide an update on our disposition and investment activities. Funds from operations were $0.05 per share compared to $0.00 per share in the Q2 2021. Normalized FFO was $0.04 per share compared to $0.00 per share a year ago. The growth in FFO and normalized FFO was largely the result of a $0.04 per share increase in interest and other income, as well as a $0.01 per share increase in same property cash NOI. Same property NOI was up 8%, and same property cash NOI was 12.3% higher compared to the Q2 2021. At our properties, leasing activity improved this quarter. We're seeing more inquiries and tours, particularly in Austin. However, many tenants are still challenged to identify their near-term space requirements, so there's a greater emphasis on flexibility through increased demand for short-term renewals and shorter leases for newly built out space. In the Q2, we signed 34,000 sq ft of new and renewal leases. Rents of those leases were up 4.9% on a cash basis and up 9.6% on a GAAP basis. As of June 30, lease occupancy was 84.8%, and commenced occupancy was 82.9%. Turning to the balance sheet, we have approximately $2.7 billion of cash, or $24 per share and no debt. With respect to share buybacks in the quarter, we repurchased 1.4 million shares for $37.5 million at an average price of $25.93 per share. Year to date, we've repurchased 4.3 million shares for $111.1 million at an average price of $25.86 per share. Since we began buying back shares in 2015, we've repurchased a total of 20.6 million shares for $551 million at an average dividend adjusted price of $22.52. We have $164 million remaining on our existing share buyback authorizations. Turning to dispositions. On our last call, we announced that we had two properties in the market, 1250 H Street in Washington, D.C., and Bridgepoint Square in suburban Austin, and that it was likely that we would soon market Capital Tower in downtown Austin, which we did. While there was interest in each of the properties, to date, we have not seen pricing in terms sufficient to warrant a sale. Since our last call, the pricing of office properties has been impacted by several factors, including a significant change in the debt markets. Earlier this year, lenders were active and a buyer could have borrowed at a 65%-70% LTV at an all-in rate in the high 3%-low 4% range. Today, the credit markets for value add office properties are essentially frozen. Recently, debt funds have been the primary source for loans with LTVs around ~50% and all-in rates in the 6%-7% range, borrowing activity has slowed considerably. Moreover, given the uncertain headwinds in this remote work environment, many traditional office buyers have hit the pause button. Those that remain active are seeking higher returns with more conservative underwriting. While we may still find a buyer at an acceptable price, these are good properties and we're comfortable holding them longer. On prior calls, we've also discussed our monitoring of the 75% REIT income test. As the Fed raises rates, our interest income is also increasing. Interest income on our cash balance is not qualified income for the REIT income test. To address this issue and ensure compliance with all REIT requirements, we plan to implement an internal restructuring, transferring two of our assets to a wholly owned REIT subsidiary via Section 351 transaction. This will accelerate most of the taxable gain in these assets. Gain will provide us qualifying income for the REIT income test, and the restructuring will allow us to be efficient from a state tax planning perspective in the event we sell these two properties in the future. The restructuring is expected to result in a special distribution for 2022 in the $1 per share range. In terms of investments, we continue to evaluate a wide range of opportunities across different sectors. We know that shareholders would like more clarity on timing. As we said last call, markets are dynamic, and we can't predict the facts and circumstances that will determine how long we continue to pursue investments. As always, we remain mindful of the cost of pursuing opportunity and continue to evaluate the best course of action to maximize value, including returning the cash to shareholders. We intend to remain disciplined and are optimistic that we'll find a compelling investment. With that, David, Bill and I are happy to take your questions. Thank you. At this time, we will conduct a question and answer 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. Once again, that's star one to ask a question. One moment while we poll for questions. Our first question comes from Craig Mailman with Citi. Please proceed. Hi. Good morning. This is Seth Bergel on for Craig Mailman. I just wanted to know what type of opportunities you're seeing, given the, you know, dislocation in the market. Within that, is there anything on the debt front, or are you just considering, you know, additional asset acquisitions? It's David Weinberg. I'll answer the first part of your question. I wasn't sure I heard the second part. Maybe I will have answered it inadvertently. In terms of the opportunity set, you know, as David said in his remarks, we remain optimistic. I'd say today, as you alluded to, we're a little more optimistic than we have been in the past. Public company with $2.7 billion of cash, no debt. We've got both equity and OP units we can bring to a transaction, which creates a lot of flexibility, especially given we're willing to look at different sectors. We've spoken to our thoughts on whether we need to remain in control or not. Given that mindset, we are seeing more opportunities today. In the past, large private owners perhaps could sell their assets and rotate out of a sector. They could recap their business with equity and very attractive debt, or perhaps they could go public. Today, those groups are now speaking with us, I'd say more seriously. We are a very attractive alternative to them given their limited options in this environment. We continue to look across sectors and while we remain optimistic, I can't tell you there's a deal that's imminent, but more groups are engaging with us. Okay, that's helpful. The second part of the question was just, is there anything on the debt front or are you just considering asset acquisitions? If you're asking would we acquire debt? Yeah. We've looked in some cases at debt as a means to accessing assets, but most of our activity is on the direct asset side. Okay, thank you. Once again, ladies and gentlemen, to ask a question at this time, please press star one on your telephone keypad. One moment while we poll for questions. There are no questions in queue at this time. I will turn the call back over to management for closing comments. Well, that was quite a grilling. Thank you for your time. Enjoy the rest of your summer. This concludes today's teleconference. You may disconnect your lines at this time, and thank you for your participation and have a great day.