Good morning, and welcome to the American Strategic Investment Co. Q2 earnings call. All lines have been placed on mute to prevent any background noise. After the speaker's remarks, there will be a question-and-answer session. If you would like to ask a question during this time, simply press star followed by the number one on your telephone keypad. If you would like to withdraw your question, again, press star one. Thank you. I would now like to turn the conference over to Louisa Quarto, Executive Vice President. Please go ahead. Thank you, operator. Good morning, everyone, and thank you for joining us for NYC's Q2 2022 earnings call. This event is being webcast in the investor relations section of NYC's website. Joining me today on the call to discuss the quarter's results are Michael Weil, NYC's Chief Executive Officer, and Chris Masterson, NYC's Chief Financial Officer. The following information contains forward-looking statements, which are subject to risks and uncertainties. Should one or more of these risks or uncertainties materialize, actual results may differ materially from those expressed or implied by the forward-looking statements. We refer all of you to our SEC filings, including the Form 10-K, filed for the year ended December 31, 2021, filed on March 18, 2022, and all subsequent SEC filings for a more detailed discussion of the risk factors that could cause these differences. Any forward-looking statements provided during this conference call are only made as of the date of the call. As stated in our SEC filings, American Strategic Investment Co. disclaims any intent or obligation to update or revise these forward-looking statements except as required by law. Also, during today's call, we will discuss non-GAAP financial measures, which we believe can be useful in evaluating the company's financial performance. These measures should not be considered in isolation or as a substitute for our financial results prepared in accordance with GAAP. A reconciliation of these measures to the most directly comparable GAAP measure is available in our earnings release, which is posted on our website at www.newyorkcityreit.com. Please also refer to our earnings release for more detailed information about what we consider to be implied investment-grade tenants, a term we will use throughout today's call. I'll now turn the call over to Michael Weil, Chief Executive Officer. Please go ahead, Mike. Thanks, Louisa. Good morning and thank you all for joining us today. The Q2 was very positive for us, especially with respect to leasing. We executed three long-term renewals, including leases with the GSA at 123 William Street, and for the operation of two parking garages that we own encompassing over 120,000 sq ft. On the strength of new leases signed during the quarter, our portfolio occupancy continued to grow to 85%, up 20 basis points from the Q1. Our top ten tenants are 71% investment-grade, showing the quality of our tenant roster. We also extended our weighted average remaining lease term to 7.1 years from 6.8 years at the end of the Q1, and from 6.7 years in the same quarter last year. These gains illustrate the benefits of our proactive asset and property management strategy, the significant relationships we've built with tenants and brokers over the years, and the hard work of our dedicated management team. We also believe this reflects well on the high quality of our assets and the long-range demand for New York City real estate, where nearly 40% of our leases extend beyond the year 2030. The impact of our management initiatives is reflected in our Q2 results as we grew revenue by 8.4% and cash NOI by 16.5% to $7 million compared to the same quarter last year. Based on our fundamental belief in the necessity of New York City office and retail space, we remain highly confident in the long-term strength of our $854 million, 1.2 million sq ft portfolio of New York City real estate. Our portfolio consists of eight office and retail condominium assets located entirely in New York City and primarily in Manhattan. We've built a pure play New York City portfolio featuring a number of large investment-grade tenants, including City National Bank, CVS, TD Bank, and government agencies. As of June 30, NYC's top 10 tenants were 71% investment-grade or implied investment-grade rated and had an average remaining lease term of 9.6 years. Across our portfolio, 42% of our entire tenant base operates in industries with the lowest unemployment rates, including government agencies and financial firms. We've built a robust leasing pipeline of 23,400 sq ft that is expected to increase occupancy by an additional 2% and straight-line rent by $1.2 million once all of the leases go into effect. We've discussed in previous quarters; we've continued to be successful in leasing up space at Nine Times Square and 123 William Street that was formerly leased to Knotel. As of June 30, we have replaced more than 82% of their former space with creditworthy rent-paying tenants, including replacing all of the space at Nine Times Square. The remaining high-quality turnkey space at 123 William Street is being actively marketed, and we believe it'll be very attractive to new tenants. In the Q2, we once again collected nearly all of the original cash rent due across the portfolio. Year over year, total portfolio cash rent collection improved from 91%-98%, and we collected all of the cash rent from our top 10 tenants in the Q2. We believe the rent collection success we have achieved is due in part to the work our team has done with our existing tenants to ensure that rent payments are made and to replace prior tenants with new rent-paying tenants where necessary. We expect to continue to benefit from our recent leasing momentum and the positive rebound in the New York City rental market. The leasing success we've achieved this quarter and the pipeline of leasing activity that we've built will continue to drive NYC forward. As the rest of this year progresses, we expect to see office and retail traffic increase in Manhattan as pandemic-related restrictions and policies have been removed. Our portfolio is well positioned to capitalize on this progress. We have a conservative, well-positioned balance sheet with net leverage of 40.1% and 4.7 years of weighted average debt maturity. We don't have any debt maturities this year or next, and minimal maturities until 2026. All of our debt is fixed rate. As we previously discussed, we locked in interest rates while they were broadly at historic lows, a strategy that has been validated as interest rates are rising. Our conservative balance sheet is well positioned for NYC to continue to pursue our Manhattan-focused strategy. We believe that there's significant potential for our pure-play NYC portfolio to create meaningful value for years to come. To that point, we believe NYC's independent board members, advisor, and its affiliates remain well aligned with shareholders as they continue growing their significant collective holdings of NYC. As of August 1, NYC's independent board members owned over 80,000 shares of NYC, and separately, NYC's advisor and affiliates owned approximately 1.9 million shares of NYC. As we move ahead, it's our intent to continue to build value for all stakeholders. With that, I'll turn it over to Chris Masterson to go over the Q2 results. Chris? Thanks, Mike. Q2 2022 revenue was $16.2 million, up from $15 million in the Q2 of 2021. Company's Q2 GAAP net loss attributable to common stockholders was $11.3 million, compared to a net loss of $11.1 million in the Q2 of 2021. For the Q2 of 2022, our FFO attributable to common stockholders was -$4.2 million, compared to -$4 million in the Q2 of 2021. Core FFO was -$1.5 million, compared to -$1.9 million in the Q2 of 2021, or -11 cents per share compared to -15 cents per share last year. As always, a reconciliation of GAAP net income to non-GAAP measures can be found in our earnings release and quarterly supplemental. As Mike discussed, NYC also maintains a conservative balance sheet with no debt maturities until 2024 and net leverage at 40.1%. We ended the Q2 with net debt of $391.4 million at a weighted average effective interest rate of 4.4% and with a weighted average remaining debt term of nearly five years. Subsequent to quarter end, we announced that in order to potentially help fund upfront tenant acquisition and retention costs, such as leasing commissions and tenant improvements, which must be paid months before rent commences in some circumstances, our board of directors suspended NYC's dividend. This determination allows us to maintain the leasing momentum we have built that has grown our occupancy and extended the weighted average remaining lease term of our portfolio. The board will continue to evaluate the dividend policy on a quarterly basis. I'll turn the call back to Mike for some closing remarks. Thanks, Chris. We anticipate that our active asset management strategy will continue to enhance our pure-play New York City portfolio. We achieved considerable leasing success in the Q2, and we believe that there remains significant growth opportunities through the combination of our diligent management and the continued return to a pre-pandemic way of life in New York City. With year-over-year growth in revenue and cash NOI and conservative fixed rate debt, we are well positioned to continue the momentum we've been building through the rest of this year and beyond. We believe that the market will appreciate and value the careful construction, increased leasing, and strong management of our portfolio. With that, operator, please open the lines for questions. At this time, I would like to remind everyone in order to ask a question, press star, then the number one on your telephone keypad. We'll pause for just a moment to compile the Q&A roster. Your first question comes from the line of Bryan Maher, B. Riley Securities. Your line is open. Good morning, Michael and Chris. Hey, Bryan. A couple of questions from me this morning. G&A came in a little bit hotter than we had been modeling. Did anything unusual happen there in the quarter? Maybe Chris, you know, what might be a good run rate for that a few quarters? Sure. The key driver here is the proxy. Approximately $600,000 of the increase was directly due to the contested portion of the proxy. There was some additional standard proxy costs in there. We also had some true-up expenses related to the 10-K, filing for legal and audit, which came in during the quarter. I would say if you take a look at a run rate, use previous quarters as opposed to this quarter. Okay, thanks. I think you guys said on the call that the current leasing pipeline could get occupancy up another 2%, so kind of approaching 87%. You know, Michael, where are you thinking, you know, kind of on a timing standpoint that shakes out, and then, you know, potential upside from there to the extent you can comment? The 87% is active pipeline that we anticipate within this current quarter and maybe into the beginning of next quarter just to execute on that pipeline. It is well underway and other than just some delays from summertime pace, we look forward to that commencing very quickly. As far as the overall portfolio, Christopher Chao is on with us again today. Chris continues to see strong activity in the market, a number of not only new tours for space, but we are engaged in some conversations that involve extensions and expansions. The tenants in place currently are occupying their space. Some are thinking of expanding their space. We're working with them and doing that. I believe that as we see the next. I always like to think in terms of kind of four to six quarters out because beyond that, it just gets a little too far. I think in the next, call it four quarters, we should definitely be in the low to mid-90s on occupancy, 92%-93%, with what we're seeing in today's market. That's helpful. Can you elaborate a little bit on the parking garage leases that you executed during the quarter? Is there any material going on there or kind of, you know, an extension of what we've seen so far? Exactly. Yeah. It's an extension of what we've talked about in the past, Bryan. We had an operator that through COVID, although the business of operating a parking garage continued to be solid, they no longer were a performing tenant in the portfolio. We took aggressive legal action, executing within all of our rights to replace them with another very qualified New York City parking operator. Just as the timing of all these things occurred, the first step in replacing them, we executed short-term month-to-month lease. Just as I said, it was necessary as part of this process. All along, Chris, who did an amazing job of identifying the replacement tenant, getting them in place, it was within the Q2 that we were able to execute the long-term lease. It was always anticipated to be 15-year term. Okay. I promise not to ask about the Hit Factory, but can you talk a little bit about the Brooklyn asset? We were thinking in our model that that would have been leased up by now. It doesn't appear to be the case. Is there any update there? Yes. Chris, will you give Bryan the walkthrough on the Brooklyn asset? Because we are in good shape there. Sure. Good morning, Bryan. The Brooklyn asset is 100% leased. We executed a lease for both the ground floor and the basement with a preschool. We are nearing completion of building out the space with delivery expected over the next month. That lease will commence shortly. Otherwise, the building is 100% leased. Okay. Just last for me, Michael, can you give us any update on what you're seeing as far as availability and pricing goes for any acquisitions that might fit into your strategy? The market has been pretty slow, Bryan, on acquisitions, but I don't think that is unusual as, you know, New York City really does take a break in July and August historically. We continue to focus on that same type of building that you've seen us execute on before, buildings like Nine Times Square, 1140 Avenue of the Americas, where we're looking for the buildings that are a little under the radar. They're typically in the $50-$300 million range. They're, in many cases, individually or family-owned, a little smaller than where the pension funds or sovereign funds like to invest. They're buildings that with our asset management platform, you know, Chris can really dig in and do a great job with the existing tenants or, you know, we do want to find buildings that are predominantly occupied but remain with some upside through new leasing or replacement of some existing tenants. I think that we will continue to see the opportunity, and that will probably come as we pass through Labor Day and into the remainder of the year. I will tell you on the Hit Factory, you know, we continue to have activity, and Chris and I are at this point overly focused on it, not because... Well, it's just an asset that the best use in the portfolio is to dispose of it, and I'm anticipating that we have a buyer group that is prepared to move forward. Perfect. Thank you, Michael. Thanks, Bryan. There are no further questions at this time. Mr. Weil, I turn the call back over to you. All right. Well, thank you. As always, thanks for just taking the time to join us today. You know, we continue to see the New York City market recovery. We continue to see New York City REIT increasing occupancy. The benefit of that, of course, is the steady increase in portfolio NOI. As you've seen over time, the independent board of directors as well as the management and company continue to believe in the company with approximately 15% ownership of the outstanding shares because we do see the continued recovery of the New York City marketplace post-COVID. As we come through the Labor Day holiday, we are really anticipating and looking forward to a return to normal for the city. Thanks, everybody, and we'll talk soon. This concludes today's conference call.