Good morning, and welcome to the First BanCorp Second Quarter 2023 Financial Results Call. My name is Candice, and I will be your moderator for today's call. All lines have been placed on mute during the presentation portion of the call, with an opportunity for question and answer at the end. If you would like to ask a question, please press star followed by one on your telephone keypad. I would now like to turn the call over to our host, Ramón Rodríguez, Investor Relations Officer. Please go ahead. Thank you, Candice. Good morning, everyone, thank you for joining First BanCorp's conference call and webcast to discuss the company's financial results for the second quarter of 2023. Joining you today from First BanCorp are Aurelio Alemán, President and Chief Executive Officer, and Orlando Berges, Executive Vice President and Chief Financial Officer. Before we begin today's call, it is my responsibility to inform you that this call may involve certain forward-looking statements, such as projections of revenue, earnings, and capital structure, as well as statements on the plans and objectives of the company's business. The company's actual results could differ materially from the forward-looking statements made due to the important factors described in the company's latest SEC filing. The company assumes no obligations to update any forward-looking statements made during the call. If anyone does not already have a copy of the webcast presentation or press release, you can access them at our website at fbpinvestor.com. At this time, I'd like to turn the call over to our CEO, Aurelio Alemán. Thanks, Ramón. Good morning to everyone, and thanks for joining our call today. Once again, I have to say that we're very pleased to report strong results for our franchise. We earned $70.7 million or $0.39 per share during the quarter, which translated into a solid 1.51% return on assets. Pre-tax pre-provision was flat, continued strong, when compared to previous quarter. A slight reduction in net interest income was offset by lower expenses and higher non-interest revenues. The provision for credit losses increased to $22.2 million, credit quality remained stable, with non-performing assets representing just 63 basis points of total assets. All in, a great quarter with most KPIs moving in the right direction. This year, we just began the celebration of our 75th anniversary for the company that we're gonna be celebrating during the second half of the year. I'll take the opportunity to thank all my teams across the three regions for their work, their ongoing commitment to organization, to our clients and the communities we serve. A great first half of the year to continue moving forward. On the capital front, we completed our capital planning process during the second quarter, and very pleased that our board approved an additional $225 million common share repurchase program. We expect to repurchase $150 million in common stock during the second half of 2023, of which $75 million relate to the remaining amount of the previously approved stock purchase program that was resumed early in July. Our ample capital position remains significantly above well-capitalized thresholds, which allow us to continue growing the franchise on the current operating environment while preserving shareholder value. Let's please move to page five to discuss some highlights of the balance sheet. The loan portfolio grew for the sixth consecutive quarter, underscored by solid consumer and commercial loan growth. Growth was actually in line with our mid-single-digit growth guidance that we provided earlier in the year. Consumer loans grew $88 million or 10% linked quarter annualized, and commercial loans increased $71 million or 5% linked quarter annualized. This loan growth was partially offset by the expected reduction on the residential mortgage portfolio, which the quarter happened to be $90 million. Loan production activity continued very consistent during the first half of the year. I think the good news is we continue to see very strong pipelines for the remainder of the year, particularly on the main market. You know, I think it's important to mention, we continue to operate with our conservative risk appetite. Despite of, you know, the optimistic environment that we see, we have not changed risk appetite moving forward in our main market. As we have said in the past, we operate a well-diversified and balanced portfolio managed within the guardrails established by our risk management function and overseen by our board. Our commercial loan book specifically is comprised of borrowers across multiple industry, manageable exposure to office, as you can see in the graph on the right side. You know, limited, you know, real, office real estate, you know, exposure, and I will say minimal refinancing risk over the next two years. That said, we remain vigilant to the potential impact of monetary policy or potential slowdown in the U.S. economy may have on credit and loan demand. I'm really very encouraged by the ongoing business activity in the island and economic growth over the short and medium term. Let's turn to page six to discuss our funding profile and review, you know, I think an important element these days, deposit performance. Overall, total deposit increased $768 million during the quarter. Excluding brokers, CDs and government, deposits decreased by $104 million, mostly driven by reduction in demand deposit accounts across all regions, offset by increases in the, in the time deposit, you know, category of $149 million. Customers continue to reallocate cash into higher-yielding alternative. Government deposit, which, you know, are fully collateralized, increased by $761 million, primarily in Puerto Rico. Overall, deposit growth allow us to continue to repay some of the borrowings we took out in the first quarter to provide additional liquidity. Our liquidity position remains very strong. Total unused liquidity, available liquidity increased to $5.6 billion during the quarter, and now represents over 117% of uninsured deposits. Deposit, the deposit base, composition is very solid, with a 36% non-interest bearing ratio, an average balance per account, you know, approximately at $25,000. We do expect that industry-wide core deposit trends will remain relatively stable over the second half of the year. We continue to focus on our core deposit strategy, centered around increasing client share, launching new products, attracting new customers, and providing superior quality service. Expanded branch network and self-service digital channels are already part of the offering. Let's move to slide seven, page seven, to discuss, you know, how we see the operating environment. You know, the economic background in Puerto Rico continues to be supported by strong labor market compared to prior years, and a consistent flow of federal disaster funds, foreign investment. The preliminary employment figures for June show that payroll employment was up 2.4% when compared to the prior year. Unemployment stayed at 6.1%. An important, you know, statistic that we continue to monitor is passenger activity, which at the main airport, continued to increase traffic in June, up 22% when compared to June last year. The Economic Activity Index, the coincident indicator of economic growth in the island, registered in May, its highest reading since June 2015, and it was up 1.8% when compared to the prior year. Business activity continued to be solid. Manufacturing sector is stable. Strong consumer confidence reflected by, you know, strong auto sales and strong retail sales that are being reported during the first half of the year. I think it's important to highlight that we're very encouraged to see the accelerated deployment of disaster relief funds. We actually have doubled the pace of disbursements when compared to the first five months of last year. May, January to May is at $1.8 billion, versus approximately $900 million prior year. That is really, funds are do moving, and we see it in the construction activity out there. During the quarter, we also continued to make progress in our omni-channel strategy, deploying our small business data lending offering to our regions, and we also relaunched a new corporate portal, which we actually serve as a very important tool for expanding digital sales capabilities and digital experience for our customers. I will turn the call to Orlando to go over some of the details of the financials, and we'll come back for questions. Thank you, Aurelio. Good morning, everyone. Second quarter was a very stable quarter. In the quarter, we faced net interest income pressures that we had mentioned in the prior quarter earnings discussion. We also saw some increases in the provision for credit losses, but ended up with a lower expense base. Net income, as Aurelio mentioned, was $70.7 million or $0.39 per share. If we exclude some non-recurring gains we had in the quarter, non-GAAP net income was $66.8 million or $0.37 a share. Adjusted pre-tax, pre-provision income was $118 million, basically the same as last quarter, and also, as Aurelio mentioned, strong return on asset at 1.51%. The provision for the quarter was $7 million higher. It's mostly related to the growth on the portfolios and the impact of the projected deterioration on commercial real estate values at a national level, which could potentially affect our markets, even though we don't see it at this point, but still, has been incorporated as part of the analysis of the provision. The effective tax rate for the quarter was down to 30.1%, which is, like, 1% lower. Last quarter was 31.2%. It's mostly related to reduced federal taxes estimates as funding costs have grown in our U.S. operations. In terms of net interest income for the quarter was, it was $199.8 million, which is $1.1 million lower than last quarter. Interest income was higher by $9.8 million, but interest expense grew $10.9 million in the quarter. In the commercial portfolio, interest income grew $3.4 million, driven basically by repricing and higher yielding new loan originations. The yield of the commercial portfolio grew 15 basis points this quarter, and the average balance was up $27.1 million. As Aurelio mentioned, the ending balance, the growth in loans was about $140 million this quarter. In terms of consumer loans, interest income increased $3.9 million, mostly related to the $71.8 million growth in the average balances, but we also added 13 basis points increasing. In addition, the quarter reflects. Okay, I just got a message that we should be good to continue. Orlando, continue. Hopefully, they heard the question so far. I was saying that over the last 12 months, our cumulative beta on interest-bearing government deposits in Puerto Rico was 75%. However, for this quarter, with the lag effect, it was 100%. On the other hand, the cumulative beta on interest-bearing deposits, which exclude government and time, was 14% over the last year. Net interest margin for the quarter decreased 11 basis points to 4.23, mainly reflecting the effect of the higher rates paid on the deposits and not increasing migration from non interest-bearing and other low-cost deposits into time deposits, that exceeded definitely the benefit of increases in rates on the lending side. We expect that interest income will continue growing during the next couple of quarters. There are two to three main factors. Repricing of loans and cash balances, that will happen during the next two quarters, at least based on rate expectation. The projected loan growth at a definitely higher yields, and the repricing of the cash flows that we're getting from the low-yielding investment portfolio maturities. Over the next two quarters, $380 million in investment securities mature from the existing portfolio. Interest expense, on the other hand, is also expected to increase. Maturing time deposits will reprice at higher rates. Non-interest bearing and all other low-cost deposits, probably should continue some shift into higher cost term deposits. The cost of falling deposits will grow with increases in rates. Those are the components that led us to say last quarter that we felt stable net interest income, with some growth associated with portfolio growth, and which we still feel it's gonna be the case. In terms of other income, it increased by $4 million this quarter. We collected $3.6 million on the settlement of an old legal case, and also recognized $1.6 million gain from the repurchase at a discount of $21.4 million in junior subordinated debentures. These gains basically offset with the $2.3 million we had last quarter in contingent insurance commissions, which are collected the first quarter of each year based on prior year productions. In terms of the expenses, we saw operating expenses decrease $2.4 million to $112.9 million during the quarter, compared to $115 million last quarters. Both quarters include approximately $2 million in net gains from the disposition of OREO properties. The second quarter also includes $1 million in legal and operational reserve releases, while the first quarter we collected $1.2 million in annual credit card expense incentives that reduced our processing costs for the quarter. Excluding these items, expenses were approximately $115.9 million, compared to $118 million last quarter, a $2.5 million reduction. Most of this reduction relates to payroll taxes, as employees reach the maximum taxable amounts, for some of these tax components. Expenses, in general, have remained below our guidance, in part due to delays in the timing of some of our capital projects, but also due to continuation of our expense management initiatives. What we expect for the third quarter, there will be some increases on compensation based on the merit increases that have been granted, just effective July. We'll see some increases in business promotion related to several events that are planned for the second half of the year as part of our 75th anniversary celebration. These expenses will take us closer to the guidance we have provided, but definitely, we expect to be slightly under the guidance at this point. Our efficiency ratio remains very low at 47.8. Excluding some of those other income items I mentioned, it's closer to 49%, still very low and lower than the 50% threshold mark. Asset quality has continued to perform very well. Non-performing assets decreased $7.9 million - $121 million, which is 63 basis points of assets. Commercial non-performing are down $4.4 million, driven by the $6.2 million charge-off we recorded on a Florida loan that was moved to non-performing last quarter. Residential mortgage non-performing are down $3.1 million, and properties in OREO are down $1.3 million. Inflows to NPL decreased by $4.8 million, total $24 million for the quarter, and it's mostly related to the C&I loan I just mentioned that was moved to non-performing last quarter. We did see some uptick in early delinquency in the quarter. Early delinquency defined as 30 - 89. That increased $24 million. If we split it in components, in the commercial side, it was mostly temporary, since we had a $4.5 million loan that matured, and it's in the process of renewing, of being renewed, but it's remained current. On the consumer side, early delinquency represents 2.24% of consumer loans, which, even though it's higher than March, it's very similar to what we had in December, which was 2.11%, but it still is much lower than the 3.01% we had in pre-pandemic in these portfolios. Net charge-off for the quarter increased again because of the $6.1 million we took in the commercial case, represent 67 basis points of average loans, up from 46 basis points we had last quarter. The allowance for credit losses stands at $281 million, which is $3 million higher than last quarter. On just loans and leases, it's $267 million, which is one and a half million higher than last quarter. This increase reflect again the growth in the portfolio and the impact of the commercial real estate value forecasted deterioration at the national level, which does have an impact on the allowance for CRE loans in our case, even though we do realize and consider that the future impact in Puerto Rico and what we have in the Florida market at this point is lower than what it's out there and at a national level. The ACL to loans was flat at 2.28 when compared to last quarter, which was 2.29. On the capital front, capital continues to be very strong. As Aurelio mentioned, we continue to execute our capital plan. At the end of the quarter, regulatory capital ratios could continue to be well, significantly, above well-capitalized ratios, and our tangible book value per share decreased only $0.03, is driven by the decrease in the fair value of the securities, which also led to a 9 basis points reduction in TCE, which is now at 7.03. As of the end of the second quarter, the OCI adjustment was $772 million, which represents about $4.30 on a tangible book value per share, and decreases the TCE ratio by about 361 basis points. As we mentioned last quarter, the investment portfolio has not been growing, and based on our current analysis, we expect repayments of $713 million over the next 12 months. That includes the $380 million over the next 6 months that I mentioned, and there are another $1.3 billion in maturities through the middle of 2025. We continue to pick up that cash flow and reduce the OCI adjustments associated with it. With that, operator, I would like to open the call for questions. Thank you. If you'd like to ask a question, please press star followed by one on your telephone keypad. If for any reason you'd like to withdraw your question, star followed by two. As a reminder, if you are using a speakerphone, please remember to pick up your handset before asking your question. Our first question comes from the line of Brett Rabatin of Hovde Group. Your line is now open. Please go ahead. Hey, good morning, guys. Morning. Wanted to start with the charge-offs. Hey, Aurelio, I wanted to start with the charge-offs in the quarter. I was having a little difficulty hearing, but the C&I charge-offs, can you go back over that, what the C&I charge-offs were? The C&I charge-off, it's, you might remember last quarter, we moved into non-performing $7.1 million loan we have in the Florida market, which is on the energy industry, which had some specific issues associated with a hurricane that happened the prior year. That case ended up not performing. At this point, collectibility of the case is not clear, so we ended up charging the amounts that are expected not to be collected, which was approximately $6.1 million. So that's that case. That was the only large thing. Everything else was more or less in line, slightly lower on the consumer side on some components, but in line with prior quarter. Okay. Then if I heard you correctly, you said the NII dollars would be higher in the back half than the first half. It sounded like I wrote down the notes on what you have repricing. I think I heard you say $280 million of securities maturing. Are you guys assuming the margin reverts higher in the back half of the year, and any thoughts on the magnitude? Well, on the back half, I'd said what I saying, that there are positives and negatives in the sense that we see increases on the earnings side from, again, as you mentioned, on the investment portfolio of repricing of some loans, repricing of cash, and also the originations that are expected on the second half growth, portfolio growth. We feel that that portfolio growth is the one that is gonna push net interest income up. Margin, I don't, not so sure it's gonna be up. Margin, it's gonna be flat to slightly down in the quarter, but volume, it's gonna take us up. Again, some of it could, you know, clearly, the investment portfolio repricing, doesn't happen from the start. It happened throughout the quarter. It's gonna move, you know, 1.5%, sort of yields into at least, you know, 5.4%, in a cash account or, something better than that on the lending side. Those are gonna, do pick-ups. The government side will reprice with rate increases as the one we had yesterday, and, that would offset some of it. Okay. I didn't quite understand you know, it looked like during the quarter, you brought on some brokered CDs, at the end of the quarter anyway, the balance sheet was a little more liquid in cash. I know you were trying to get out some higher cost stuff as well, but any thoughts on using the brokered CDs, what that was related to, as opposed to just using the liquidity from the balance sheet to fund the loan growth? Yeah. The broker CDs, we've been using it mostly on our Florida market, not in Puerto Rico. We use balance sheet. Sometimes it's a function of a mix of tax implications, the use that we're expecting on some things in Puerto Rico, what we want to keep in cash, because of the level of government deposits that we have. T hat have some additional volatility. All of that is taken into account. At the end, it's a function of what, how much we want to fund the U.S. operations from Puerto Rico or using some direct costs, in this case, brokers in that operation. The Florida market has been very expensive, and, you know, brokers that we're taking are not long term. We've been using that as a way of managing and balancing what we want to see on the future of the balance sheet. Okay, great. Appreciate all the color. Thanks. Thank you. Our next question comes from the line of Timur Braziler of Wells Fargo. Your line is now open. Please go ahead. Hi, good morning. Good morning, Timur. Maybe following up on the line of questioning around the NII, it looks like the securities book from a period end balance is smaller than the average balance. I'm just wondering, is that a timing issue? It would imply that the balance sheet is going to be smaller in the back end of the year, and then you're going to assume that we have some pressure from just seasonality of public funds and those rolling off in the back end of the year. Is the outlook that the loan growth offsets that and the balance sheet is kept flat to higher, and that's what's driving the NII growth? It seems like there's some structural headwinds just on the balance sheet size and getting NII higher. Well, you know, I think it's important what Orlando mentioned, you know, the $380, for example, of cash flows in the second half of the year that comes from the investment portfolio are yielding, you know, about $1.30, $1.40. The objective is actually to replace that with loans on the books. And those loans on the books are coming in, you know, on average, on a blended, you know, about 7.5% when you add all the products. Obviously, there is an improvement there to NII. The offset to that is how much will be the delta on the deposit side, okay? Specifically, government. We do not expect government deposits to decline because, you know, there is a continuation of money coming in, money goes out. You know, there is a lot of inflow and outflow in that bucket. Net, this water was positive. We don't expect a significant decline on those. And the bet on those is, as you can see on the slide that we put together, you know, it's higher than in the other core deposits. That create is important, you know, the size of the. At the end of the day, you know, there are loans that comes in to replace, you know, loans that paid off and mature. I think what's going to drive the NII up is how much we can grow the portfolio. Obviously, you know, we've been achieving our guidance on that sense, which is mid-single digits. I will say the reality is that we have to do more than that to, in terms of growth, to be able to achieve, you know, NII improvement. That I would say net-net, it comes to that. If we grow what we've been growing, it's going to be about flat, what we just saw. again, there is a lot of, you know, plus and minuses here that we are adding together and trying to simplify for you. you know, it will depend basically how much more... You know, I think if you look at the, the treasury curves, that could be a good indicator. What happened with the short-term treasury curves, because that's where the pressure comes, in competing with the deposits of the CDs and the government deposits. Especially one-year treasury as an indicator. Yeah. Specifically on, on what you mentioned, the investment portfolio in, in actual dollars was down about $111 million in the quarter. There is reduction that doesn't go into average, which is related to the OCI valuation. That doesn't affect the average. But also, if you look at the lending side, the loan portfolio grew $140 million or so in the quarter, and the average growth reflected on the portfolio was less than that. When you consider those factors, we don't see the balance sheet coming down because of that. It's reallocating it into some of the lending components that are coming into the balance sheet at a higher yield. Again, as I mentioned, we don't, you know, the level of government deposits that we have out there, it's taking us to a higher level of also of cash kept on the account, which we don't foresee reducing that at this point based on the composition of those deposits. That's why you what you see at the end is not a reduction on the balance sheet. Okay, that's helpful color. Thanks for that. Maybe just looking at the actual securities yields in the quarter, it looks like MBS yields declined, you know, a good bit here quarter-on-quarter. Is that just a mix shift of what's rolling off? I guess if the expectation isn't to reinvest future maturities, kind of what do those bond yields look like as some of this 380 rolls off over the next two quarters? Yeah, on the investment, on the CMO side, especially, there are two things. Obviously, what's running off, but it's also a function of, you know, changes on prepayments from quarter to quarter that affects there is an average calculation that is done over time to incorporate prepayment assumptions, and if that changes, it changes a bit the assumptions. We had some of the prepayment assumptions affected that reduced a bit the amortization of some of the discount and premiums that we had in the portfolio. That also created some of that variability that you're saying. As the 380 matures, those are things that are mostly contractual maturities that are coming due on the next two quarters. Clearly, with lower yields, and those are going to reprice. We don't expect to see significant changes on the yields on the remaining portfolio from what we have seen over the last two or three quarters. Got it. Switching to the expense side, there was a comment in the prepared remarks that delayed capital expenditures is partially responsible for the better expense run rate. I guess, what's the timeline look like for those capital expenditures? The fact that there is some delay, does that mean the magnitude when that initially starts is going to be a little bit larger? Maybe just talk to the timeline of those expenditures and then what that actually does to the expense rate once those start to hit. Well, when I say delays, when we said delays in there, some of these projects, not that they were put on hold, some of these are ongoing. It's taking longer, some of the stages of the project. It's not going to be all at once kind of thing, it's going to happen over time. That's why it's affecting. You know, on the next couple of quarters, it's going to be lower no matter what, because of the pace at which some of those projects are ongoing at this point. It's not something that you'll see hit at once big. It's going to be unless we are able to accelerate some of it, which at this point, we don't foresee that on the larger projects. That's why the run rate on that specific component will continue to be lower than we had originally anticipated. Got it. Just lastly, a modeling question: Do you have the average balance of public funds for the quarter? The average balance, I don't have it handy, Timur. I can get it to you. We ended up with in Puerto Rico, with $2.9 billion of government deposits. We had, I think, $2.2 billion at the end of last quarter. We'll get you the average. I don't remember from the top of my head what was exactly the average. Okay. Thank you for the questions. Thank you. Our next question comes from the line of Alex Twerdahl of Piper Sandler. Your line is now open. Please go ahead. Good morning, guys. Good morning, Alex. First off, I was just curious, what your expectations are for the, the balances of those government deposits, over the next couple quarters, if you expect those to sort of flow out, I guess, with seasonality, or maybe where you expect them to end the year? You know, I will say, you know, most probably, you know, we'll stay around where we are today. I think, I think we will see some in and outs. there is a couple of initiatives related to the energy that are linked to some of those deposits, the energy plan. If those, you know, are move ahead of the timeline, you know, those deposits will fall this year. If not, definitely by early next year, they will, which is the plan. you know, it's, it's not, it's not a firm answer, I know, but that is just the volatility that is behind those. I think today, I have to say, you know, we should be okay for this quarter, based on what we know, what we see, and the projects that are ahead of us. It's, you know, aside from that, it will depend on the timing of some of those projects that are linked to this. Yeah. Okay. Are those, I mean, I, I assume that those are going to peak out at some level that's below Fed funds, you know, despite the, the high beta nature. I mean, maybe you can tell us where those, I guess, might peak out in terms of the cost. Also just if you have the cost you put the betas in here of the various buckets, you know, the interest-bearing public funds, the time deposits, and then sort of the core deposits. Do you have the actual interest cost of each category? Yeah, we, the average cost of government deposits in Puerto Rico for the quarter was $2.70. The, you know, obviously, not all accounts are at the same type of accounts, obviously. That does not include some non interest-bearing accounts or very low interest-bearing accounts that are more of DDA kind of accounts. On average, it's about $2.70 at this point, and there are some accounts that move straight with changes in rates, others that are moved a little bit differently. That's where we have the average cost was about 50 basis points lower than last quarter. I mean, higher than last quarter. I'm sorry about that. Okay. what about for non-public fund deposits? Non-public funds only, if you look at, I need to take it out, Alex. I don't have that one broken down. I'm sorry. We can include that as part of the disclosures. I don't have it broken down, the non-government deposits separately. Okay, understood. Aurelio, just going back to your comments on the loan outlook, I think you said very strong pipelines through the remainder of the year. I guess, you know, just based on your comment that the sort of new loan yields were like in the 7.5% range, is it the assumption that the bulk of what you're looking at or you're referring to is commercial in nature? Or maybe just talk about maybe the complexion of loan growth that you expect. You know, if there's any big, chunky moving parts in there that maybe could cause it to come in better or worse, you know, any pay downs or anything that we should be thinking about for, you know, for the third quarter? I think, you know, the, the third quarter is kind of in a normal, you know, in a normal, you know, run rate that we had in the first half. There are a couple of chunky ones for the fourth quarter that will, that should close, I'm sorry, in the fourth quarter. In terms of the, the, the yields that I mentioned, they are a combination of all the production that we see on the new money. I'm sorry. No problem. Take your time. Yeah, there is, you know, there is a chart on, on the portfolio yield, slide 10, how we have evolved with the trends and rates. On a portfolio basis, you know. Okay. It has accumulated about 100 basis points overall, but when you look at the blended that comes in, happens to be around that number, a little bit higher. Depends on the mix of consumer versus commercial. Yeah. Alex, to your question, I pulled out the number. It's the cost of deposits, of all the deposits, it's excluding government and time deposits. It's 68 basis points for the quarter. Okay. That's great. Thanks, On the chart that we had on the presentation, we did include the average cost of all funding sources, including non-interest bearing. The average cost was the 123 that we included on the presentation. You can see the movement on that, on that chart, over the last four quarters, how the average cost has moved. That includes the wholesale funding and government and everything. Got it. The security maturities that you alluded to, I think you said $340 for the back, or $380 for the back half of the year. Can you just break that out by quarter and tell us the, I guess, the first and the second quarter as well? I think you aggregated it all together in your prepared remarks. It was aggregated. It was not exactly 50/50. It was about 170 in the third quarter and the rest on the other, on the fourth quarter. Okay. Then you talked about, you know, getting back to your expense guidance. Just remind us, that was, I think, $116 million per quarter? The guidance was 120. Okay. You're saying. That included excluding OREO. That excludes OREO. If you look at with OREO, assuming a $2 million or so gain like we had this quarter, would have been equivalent to 118. We exclude OREO because of the, you know, volatility. We're still selling older properties that we had there at lower values that we've been clearing, different kinds of issues we could have with the properties, and we're still generating profits. That number should eventually come down, but still, you know, it's, it has been sustained over the first couple of quarters. We expect that number to be positive in the third quarter, but it's gonna be probably a little bit lower than what we had this quarter. Great. Thanks for taking my questions. Thank you, Alex. Thanks. Thank you. Our next question comes from the line of Kelly Motta of KBW. Your line is now open. Please go ahead. Hey, everyone. Good morning. Morning. Good morning, Kelly. I guess, circling back to the expenses again, I know as you touched on at length, that part of the lower expense run rate right now has to do with some of these special projects you're undertaking and the timeline of that. Just as we look ahead, can you remind us, just, like, on a broad level of kind of what the things you're strategically focused on over the next year or two that may comprise some of these projects, whatever you're able to share? Well, I think the larger, the largest component is, is migration to cloud of, you know, of all IT components. That encompass a significant number of projects. I think the other second one is process improvement, is investment in technology that obviously will make us more, more efficient in terms of, of automated activity, some AI behind the tool and robotics, the RPA. It's really primarily technology, some facilities components too, in line with it. I would say that would be probably 80/20, meaning the technology side. You know, it, it take, as Orlando mentioned, it's not that it's being accumulated, it's happening, but it's, you know, we, we forecast at a faster pace, and it's happening at a slower. Got it. That's helpful. I just lost my train of thought. I'll step back. Thank you. Thanks, Kelly. Thank you. As there are no additional questions at this time, ladies and gentlemen, that concludes today's call. Thank you for joining First BanCorp Second Quarter 2023 Earnings Results Call. You may now disconnect your line.