Good morning and welcome to the Second Quarter 2022 Earnings Conference Call for Orchid Island Capital. This call is being recorded today, August 5th, 2022. At this time, the company would like to remind the listeners that statements made during today's conference call relating to matters that are not historical facts are forward-looking statements subject to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Listeners are cautioned that such forward-looking statements are based on information currently available on the management's good faith, belief with respect to future events, and are subject to risk and uncertainties that could cause actual performance or results to differ materially from those expressed in such forward-looking statements. Important factors that could cause such differences are described in the company's filings with the Securities and Exchange Commission, including the company's most recent annual report on Form 10-K. The company assumes no obligation to update such forward-looking statements to reflect actual results, changes in assumptions, or changes in other factors affecting forward-looking statements. Now I'd like to turn the conference over to company's Chairman and Chief Executive Officer, Mr. Robert Cauley. Please go ahead, sir. Thank you, operator, and good morning. Welcome everybody to our call, w hether you can join us, if you can't join us live, I hope you're able to do so via recording. We're going to assume that everybody has been able to download the deck that we use every month and once more, we'll be going through the deck as kind of the driver of the agenda for the call. As always, I'll just give you a quick walk-through to highlight the agenda. We'll discuss our highlights for the quarter, financial highlights briefly, and t hen as usual, we'll go through the market developments just to kind of show you what shaped our performance. We'll go into our financial results in more detail and then the portfolio characteristics, hedging, and so forth. With that, our financial highlights for the quarter, we had a net loss per share of $0.34. This included net earnings per share of $0.12, excluding realized and unrealized gains and losses on our RMBS assets and derivative instruments, including net interest expense on interest rate swaps. We had a loss of $0.46 per share from these realized and unrealized losses on our RMBS and derivative instruments, again, inclusive of net interest expense on our interest rate swaps. Book value per share is $2.87 or was at June 30th of 2022, versus $3.34 at March 31st of 2022. In Q2 2022, the company declared and subsequently paid $0.135 per share in dividends. Since then, our initial public offering, the company has declared $12.77 in dividends per share, inclusive of the dividends declared in July of 2022. The total economic loss for the quarter was $0.335 or 10%. Now looking to market developments on slide six. The one thing that really sticks out here is, and again, what we show here, the Treasury nominal curve and the swaps curve, both at March 31st and June 30th, but then also as of last Friday, which is June 29th. One thing that sticks out very clearly here is that the front end of the curve has been moving the most. If you look at the either curve on the left or right side, when you move from the blue line to the red line to the green line, which goes through time from March through last Friday, you can see that the front end of the curve continues to move higher. The long end, actually, especially through July, is lower than it was at June. The curve is quite inverted and has inverted even more so today. This basically just reflects the fact that the Fed is going to continue to raise rates very aggressively because inflation is at very high levels. That notion probably was reinforced meaningfully this morning with the payroll number. The market, and more importantly or as importantly, expects these hikes to be effective at containing inflation ultimately. Therefore, you see the long end of the curve not selling off. Certainly, that would not be the case if the market feared that inflation could become fully unanchored. Also, the effect that, especially now as the Fed seeing even stronger data than they had, as of yesterday, the fact that they're going to have to hike as much as they probably will to contain inflation just increases the chances that those hikes ultimately lead to a recession. That's another reason that the long end has rallied. In fact, last week when we did have the Fed meeting, the market's perception was that maybe the Fed had pivoted, that they saw some early signs of weakening the economy, and that maybe they wouldn't hike as much as feared. Once they came out of their blackout period, pretty much yield every single Fed speaker since has pushed back hard on that notion. In essence, the market had to do its own pivot and now reflects the fact that they acknowledge that the Fed is going to have to be very aggressive and also data dependent. As a result of that data dependence, days like today are going to tend to have outsized responses if the data is outside of expectations. Today is non-farm payroll, CPI numbers that will be coming between now and the next meeting are just going to be very important for the market, and you're likely to see reactions as you did today. That's really what's going on. You just see this meaningful inverting of the curve. Two 10s is getting to extreme levels. This morning, the meteoric reaction to the number, I think we got close to 40. We've backed off of that but very inverted, j ust moving through the rest of the slides, s lide seven. We just showing you the 10-year rate in swaps and SOFR swaps, and then a longer look back, y ou know, just as you can see, it's meaningful sell-off into mid-June and then a subsequent rally when the Fed had to pivot. Turning now to slide eight. This is a new slide that's, in our opinion, very important. One thing we did here was we changed the period basically to cover what I would call the pandemic period. If you look at this slide on page eight, the beginning of the slide is the end of 2019. As you can see with respect to the 10-year, you had the huge rally when the pandemic started. Then of course, over time it crept higher as we entered 2021, rates started to move a little higher. Then in the second quarter, maybe even when the war started in Ukraine in late February, the data started to become even stronger still, especially inflation data. Then also the effect of the war and the effect of lockdowns in China started to really grab the market's attention and focus the Fed on the fact that inflation wasn't transitory, it was becoming ingrained, and that they were going to have to react. In fact, they did. What you see in the rates market is the sell-off into the second quarter. That peak there was right around the middle of June. June 10th, you may recall the CPI number was very, very strong. University of Michigan data implied that inflation expectations had become very high, and then the market sold off very meaningfully. July has been a recovery month but we would come off those peaks. That was driven by the Fed's very strong response to those numbers and the fact that they hiked as much as they did. Remember 75 in June, they did 75 again in July, and it looks like they may do 75 in September. More importantly for us, since we're mortgage investors, on the right-hand slide, what we're showing here is the spread of the current coupon mortgage to the 10-year Treasury. Now, there's a lot of different ways you can look at mortgages versus swaps versus a 5 to 10 spread. You can look at OAS. I like to look at this just because it seems to work better over long periods of time. what we don't show here, since this data really only goes back to the beginning of 2020, is where these numbers were. This is the spreading into the 10-year Treasury, where that spread was in the years prior to that. if you do look at that data, you can go back five years, six years, seven years, and mortgages traded at an extremely well-defined range between 60 basis points and 80 basis points for years. You have the spike in March and then rally because of course the Fed was buying, you had QE, and you got to a very, very tight level. Then we started to see the sell-off. As you can see on the right-hand side of the page, that spike up, that was June r ight after the CPI number. Th at day and the next two days, mortgages did horribly, y ou know, just to give you some numbers. I think the 10-year Treasury over that three-day period was down something like a 1, not even a 1.5. For instance, Fannie 3s were down, you know, multiple points, y ou know, meaningful underperformance. They've since rallied in July. The point I want to make here is if you look at where mortgages are trading at around 120 basis points spread, even though that's off the extremes, it's still very attractive versus long-term range of 60 basis points to 80 basis points. That's why we're very comfortable where we are as the managers of the mortgage portfolio because we really like the look of the market going forward. Data like today, which implies the Fed's going to have to hike even more, probably just increases the chances that that hiking leads to recession, which is going to get the long end of the curve ultimately to rally. Being the owners of mortgages, I think mortgages are poised to do very well. As I just mentioned, they are trading at attractive levels versus the long-term norms. They don't have any credit components, so to the extent we do enter into a recession, unlike investment-grade corporates or high yield, which could widen even further in the event of a recession, mortgages should do well. I don't think that the Fed is likely to be selling mortgages, certainly next year if it looks like the economy's about to move into a recession. We think the mortgage market is poised to do well for the balance of this year into next. More specifically, with respect to Orchid, and we'll get into this more a little bit further in the call, Orchid has retained high concentration in 30-year fixed rates, what we would call belly coupons, 3s and 3.5s, as in contrast to, say, 2s and 1.5s or 2.5s or higher coupons, current production coupons. We think they'll do well in a rally. We also like the securities. Again, I'll say more about that in a moment. The takeaway from this slide is that mortgages look attractive and g iven the way we see things playing out over the next year, 1.5 years, we think mortgages as an asset class could do quite well. We like the way Orchid in particular is positioned for that outcome to the extent it happens. Just moving through the balance of the slides. We've shown this slide for a long time. It just gives you a proxy for the shape of the curve. As you can see, we did get inverted. As we speak, we're much lower than 33 basis points on the 5 to 10 spread and are likely to stay this way for the time being. Slide 10 is another slide that's kind of new. The reason we just threw this in here, what we're trying to show is the holdings of agency mortgages by, in the case of the red line, the Fed. In the case of the blue line, that's your commercial banks. This is predominantly the 25 largest banks, commercial banks in the U.S. As the Fed went through QE and added add, they of course were depositing or putting reserves into the system. The system means that the banks, their holding reserves, w ere investing those reserves in mortgages. These were the two largest buyers of mortgages by far up until not long ago. Obviously with the Fed entering into QT, they're going to be draining, they're not going to only be not buying as many mortgages, but they're going to be draining reserves from the system, which means that the banks will probably be relatively not necessarily selling, but buying a lot less. This means that the onus to support the mortgage market is going to shift to money managers and REITs and we expect that to be the case as we move into 2023. Again, we very much like the market in spite of this and are expecting the mortgage market to perform well. T o give you a little more history on slide 11, the top left just shows you the performance of certain mortgages, and these are all 30-year fixed rate mortgages, 3.5s, 4s, and 4.5s over the course of the second quarter and into July. Let me make sure you notice that the scale on the left, we normalize these things to 100, but when you look at that trough, that's right on June 14th. That's in the days immediately after that CPI number in mid-June. Notice that in the case of 3.5, they're down over six points. That's a big move in a short period of time. They've since recovered quite a bit, but still a big move for the mortgage market in June. Below that are the roll markets. The blue line is the 3.5 coupon. That roll has been special on and on now for several weeks. Other than that, these roll levels are not necessarily exceptional. Nothing like we saw when the Fed was doing QE, and I think that's the takeaway, l ower coupon rolls are essentially zero. The roll market, while it's still reasonably attractive, it's not as attractive as it was back in the days, the heydays of QE. Such is the case with the specified market where, you know, those levels still remain quite subdued. On the top right, we show what we would call probably the highest quality spec pool, an 85K loan pool, and we show it for three coupons. As you can see, those payoffs are fairly subdued, although this week we did have our origination cycles. They happened to occur on Tuesday, which was a very volatile day for the market, a big sell-off, and there were approximately $10 billion in spec pool auctions, and actually did fairly well. That's a good sign for the spec market. I think there's a shift underway away from the roll market, more towards specs, and maybe not playing out to the extent we would like in the next few months. As we think going forward in the next year, especially if the economy were entering into a recession, that trend would continue. Slide 12, the Vol market, and we're using three-month by 10-year normalized vol as a proxy here. As you can see, it's elevated and it still is. This ends on the end of June. Vol today is high, and g iven where we are with respect to the Fed, and the chairman's statement that they're going to be data dependent, just really means that the market will be hyper-focused on meaningful data points such as today, next month's non-farm payroll number, CPI. Any time any of those data prints come outside of the expected range, you're going to see Vol be well bid. I would be surprised if Vol were to decline meaningfully at least through the end of September, but it could stay elevated for the balance of the year. Beyond that, who knows? Its too hard of a call, but I would expect Vol to be remaining well bid. Slide 13, I'm not going to spend a lot of time on this. This is just historical information. OAS levels are, at least for production coupons would be the takeaway here, are much more attractive than they were when the Fed was conducting QE. That would have been, for instance, you know, in 2021 when Fannie 2s and 2.5s were the production coupons, and y ou can see those OAS levels were negative. Now we're producing 4s and 4.5s, and they're at least positive. The market looks that much better in that regard. Then just more on spec pools. Moving on to Slide 14. Don't need to say a lot. Obviously, the second quarter was a very bad quarter for risk assets, well for the quarter, and the year. I think one thing that's very noteworthy, and this has been talked about quite a bit. I t's very unusual, if you look at the bottom side of this page, if you look at the year-to-date returns through the end of the second quarter, you see that Treasuries had a very negative return, as did stocks. Those two things are normally negatively correlated at least to some extent. It's very unusual that they would not move in the opposite direction, but they did, and meaningfully so. That just goes to show you that we have this odd combination of high inflation, probably a byproduct of something that is likewise unusual, the pandemic, which required an outsize and irregular response both from the Fed and the government, which eventually led to outsized inflation, something we haven't seen in decades, which then it led to a very aggressive Fed and probably a slowing of the economy. I think that's the only way you really can explain how both of that asset classes would do so poorly. With respect to mortgages, obviously, they're on the low end of the risk spectrum. They did poor. They were negative, but especially on a year-to-date basis, relatively well compared to other asset classes. It's also notable that in July, there was a big turnaround with respect to risk. I don't have those numbers in the slide deck, but pretty much every asset class across all of the financial markets, inclusive of commodities, had a very, very good July. August, obviously, remains to be seen, but July was a recovery month in a big way, especially in the higher risk asset categories. So we'll see what happens beyond that. Turning to slide 15, again, we're showing you kind of what I call the pandemic period, trying to grab this data over the period that more or less coincides with the onset of the pandemic through today. As you can see on the top left, for instance, you know, mortgage rates are high. Their most recent data point was 4.99% on a 30-year fixed-rate mortgage. It's come well off the highs of 6%, but still well above where it was prior to 2022, and in the percent of the mortgage market, or the refi index is very, very low. One thing I would say on the bottom chart there, where it shows the percent of the mortgage universe that's in the money, essentially zero. T here hasn't been high production so far in 2022, but what we have seen is predominantly coupons in the 4.5, and 5% range, even some 5.5s. It wouldn't take much of a rally for those securities to get in the money. We could, in the event of a recession, and a rally in the long end of the curve, start to see a decent size of the market become refinancable, which, you know, of course, would affect the quality of the carry of those assets. Lower coupons are, you know, discounts. T he fact that we could rally is just upside for them, just because you're accreting discount versus amortizing premium. Now just going into our financial results on slide 17. As we always show this slide, we kind of decompose our results between mark-to-market gains and losses, and j ust carry, we were at about $0.12 versus the dividend of $0.135. These numbers don't capture premium or discount amortization and hedging costs. I'll say a little bit more about the latter in a moment. Now that we are in a position where our portfolio is all at a discount and we tend to own seasoned bonds that are paying in the high- single digits. We're actually accreting discount, which adds to these a little bit, and then our hedges are now finally in the money. Those are helpful from an income perspective. Obviously, with respect to the returns for the quarter, with the meaningful sell-off and the widening of mortgages, fixed rate mortgages did very, very poorly. IOs did well, but not nearly enough to compensate for the poor performance in the pass-through portfolio. Slide 18, this is kind of where you start to see the impact of our hedging. You can see that the blue line there is just the yield on assets and it's trending slightly up. Obviously, our funding costs are going higher but the red line is our economic cost of funding. You can see while it's increasing, it's increasing at a slower rate, just captures the fact of swaps and so forth kicking in. As a result, our economic net interest spread is actually increasing slightly. We'll see how much longer that can go. Obviously, the Fed's going to be very, very aggressive and has been so far in the second quarter and will be probably in the third quarter. Definitely, we'll challenge the effectiveness of our hedges but, y ou know, we are seeing so far the performance is holding up quite well. Slide 19, a gain, I really don't have to dwell on that. That's just the same thing. You can see some slight degradation in the core earnings per share but I kind of addressed that already. Finally, a couple slides that are new. The leverage ratio on slide 20, that number is 7.8 as of the end of the quarter. We have not reinvested paydowns of late and our book value has recovered. Our book value recovery quarter- to- date is in the mid- to- high single digits. It was close to 9%, approximately 9% as of Wednesday. Today, I don't know if m ortgages are having a very rough day. They didn't have a great day yesterday. I won't say. That's why I kind of say mid- to- high single digits. But again, it can change on any given day. We have had a very nice recovery quarter- to- date. As a result, our leverage ratio is probably just under 7 as we speak. It's in the high 6s. On the right side, we show our leverage ratio versus our peers. As you can see, we're the blue line there and we are on the high end of the range. We are going to take steps to bring it down, maybe not all the way as far as our peers, but we are going to bring it down slightly, and try to eliminate some of the book value volatility. We will be trending down. I mentioned we're at 6.8. We may let that get back up above 7, but we're not looking to get that number up to 8. We are going to be bringing the leverage ratio down, back closer to our peers over the balance of the year and the quarter. Slide 21, you see our dividend versus our peers. Again, quite a bit higher, and we describe who our peers are on the bottom of the page. I will say that we are anticipating an adjustment to the dividend in the near future, and the rationale is to bring the dividend into line with our book value. We think we need to get that into the lower double- digits, maybe not as low as our peers, but much closer. That's just really reflective of a few things. Obviously, bringing our leverage ratio down is going to be a factor, but also just the fact that, you know, the curve is inverted, the Fed is likely to be very aggressive, and they're tightening, and w hile our hedges are working, it's not 100% effective. We're just going to adjust the dividend to bring it in line with our leverage ratio, our rate yield to book, and just what we view as the current earnings environment. That is likely to occur in the near future. Finally, m oving on a few more slides. Our allocation of capital, just stable. I don't need to get into the details here. Our allocation between the two portfolios has remained the same. The portfolio on the right-hand side just reflected the fact that we had adverse market conditions and the portfolio did shrink some. I mentioned we have not been reinvesting pay down so e ven though the allocations across categories are the same, the portfolio is slightly smaller. Now moving on to the portfolio itself on slide 24. I'm going to skip right to the takeaway. The takeaway is not much has changed. There have been some changes to the 30-year fixed-rate portfolio. We've basically eliminated our small position in 2.5 s. The 3s, which is by far the biggest holding, is roughly the same percentage-wise. 3.5 maintained, and we've added the allocation to 4 so i t's up to 6.9%. That's quite an increase. We may increase that a little bit further. We did shift our 30-year holdings from 2.5s to 3.5s. With respect to the IO portfolio, we basically just harvested some profits because the market had sold off, and we got to the point where these IO positions really didn't have much upside left in them, so we just harvested those profits. Other than that, the portfolio is relatively the same as it was last month. With respect to speeds, everything is slow, as you would imagine. The universe, we had speeds come out last night. They dropped quite a bit, high teens. We continue to see meaningful declines in speeds, reflecting rates. We did have a rally in July but now we're selling off in August. The net of all that, I don't think, you know, given the fact that we're moving into the late summer, is likely to be meaningful. I would expect speeds to stay on the slow side. One thing I do want to point out, though, with respect to our portfolio, if you look on slide 26, obviously the yield on the 10-year is very high, akin to where it was back in 2013 and 2014. If you look at the green line, which represents our portfolio's performance, back in 2013 we were very, very low. That reflects the fact that at the time we owned a lot of discounts that were new. Now we still own discount securities, but they're seasoned, so they're paying a little faster. As a result, we're able to accrete a little more discount, which is beneficial from an earnings perspective. It 's always good to have good carrying bonds, and w e also like these bonds, as I said, going forward. What we tend to own in fixed-rate space are a lot of spec pools. As we said many times, the payoffs on those specs are quite low. This all leads to the following conclusion, and that is that the convexity of these assets is very attractive because the payoffs have been basically depressed to zero, and these securities have extended for the most part. In a rate sell-off, they should do fairly well and they're fairly easy to hedge. In the event of a rally, obviously, their duration can extend because the spec pool payoffs will increase in value. Obviously, that's not a small rally. That would have to be something of decent size. In a meaningful rally, they would do very, very well. Combination of owning these more seasoned bonds means we get better carry today. The portfolio is prepaying in the high single digits versus new issue, which are in the low single digits. Also, we retain very good convexity. As a result, we're very bullish on the portfolio going forward for the balance of 2022 and into 2023. Turning to our funding, a n ew slide here on page 27. This again goes back to the beginning of 2020. We show the gray line, which is just one-month SOFR. As you can see, it's rising rapidly. The blue line or the red line is our cost of funds. As you can see, the blue line is our economic cost of funds, which is now below our actual cost of funds. That just reflects the fact that the hedges are kicking in. Obviously, SOFR is going to continue to rise quite a bit. This only goes through the end of June. Needless to say, you know, we're already, SOFR is over 2%. This number is going to continue to rise. Our hedges are effective, and they're basically minimizing, or counteracting to the extent possible this rise in our funding costs. With respect to our hedges on the next slide, again, the takeaway is not much has changed. We did add some TBA shorts and Fannie 2s, v ery, very minimal adds to our futures. Some of the swaps just rolled down. We have two buckets there, kind of a three year to five year and a greater than five year. A few of them rolled, you know, from over five years to under five years. That's pretty much it. That's pretty much it. I just want to make a few concluding remarks. Three basic points, one, you know, we've had some book value recovery. We like the portfolio going forward. We think the convexity of the portfolio is quite good. We think what's going on in the market bodes well for us and mortgages generally. We are going to be adjusting the dividend, as I mentioned to bring it into line with a combination of a lower leverage ratio, a more reasonable yield to our book value, and just more in line with the earnings available in the market today. Then one final point which I haven't mentioned is that we are considering a reverse split, just to recognize the fact that the stock has traded down to 3 or even in the high 2s. We are considering doing a reverse split of the stock. I know we've seen several of those in the space over the last few months. There's a good chance you will see one of those from us. That's pretty much it for my prepared remarks, operator. We can open up the call to questions. Thank you. At this time, if you'd like 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. We'll take our first question from Jason Stewart with Jones Trading. Your line is now open. Hi. Thanks for taking the question, and appreciate all the color and remarks as always. Bob, where do you see terminal Fed funds ending up in this environment? Well, it's probably going to be in the mid-threes or slightly higher. It's hard to say, though. Today, for instance, the data looks to be so strong, and the market's reaction is, obviously, very strong. A dive deeper into the data, you know, the establishment survey showed a gain of 528,000 jobs. The household survey was only 179. Last month, the household survey was negative. It's hard to believe that the economy can really be adding, in my opinion, jobs like that. I think you're starting to see, the pervasive evidence that I see that the economy is slowing is too hard to ignore. Again, in spite of today's data, I think we're going to slow, and continue to slow through the balance of the year. While the Fed, I think, has to be aggressive, it certainly has to maintain that image in the eyes of the public and the markets. I just think it's going to be hard to be tightening aggressively beyond this year. Do we get another 100 bips this year? Probably. It's just a question of what you get next year. Maybe you get one more, but I just have a hard time seeing it getting up to 4%. With that being said, some of the evidence on the inflation side is troubling. Y ou're seeing commodity prices come off, but you're seeing evidence of wage pressures becoming ingrained. T hat would be the risk to my thesis, if you will, that they can't go that much more. To the extent I'm wrong there, and you really see inflation become fully ingrained, then the Fed, then you get more like that Volcker kind of scenario where they have to really slam on the brakes. That'll get you to 4%, maybe beyond. I'm sticking with my theory for now Well, I think that Jason, I think that plays into why we've held off on the dividend, you know, cutting the dividend back a little bit as well. It's just there's tremendous amount of uncertainty right now. I mean, six months ago, people would have told you, you were crazy if you'd have said that the Fed was going to hike 75 in June and July, and then here we are. As it relates to that, I think we were trying to get a little bit more time to pass and see how that played out and how that affected the portfolio. Yeah. No, that makes sense. Thanks for that, and then s econd, on the mortgage origination industry, what's your view on capacity right now? How that's going to impact prepays going forward if that plays out as you expect? Well, I would assume they're struggling to maintain it. What's been originated is, you know, the low-hanging fruit now, to the extent we see a rally. Cash-out refis are, as you know, declining very rapidly. I think they're going to struggle to maintain it. And I think that, you're already seeing evidence of that. We're in a very hot housing market here in Florida, for many reasons, not just the economy, y ou know, people moving away from some of the high-tax states to here. We're clearly seeing signs of it slowing, very clear signs. Inventory levels are rising. They're not troubling yet but they're rising. I think they're going to be hard-pressed to maintain staffing levels and eventually that's going to come off. Yeah. Okay. Thanks for taking the questions. Certainly. Okay. Everyone, I'd like to remind everyone, if you'd like to ask a question, press star one on your telephone keypad. Next we'll go to Mikhail Goberman with JMP Securities. Your line is now open. Hi, good morning, gentlemen. I hope everybody's doing well. Good morning. Good morning. Some book value recovery. I was wondering if there's a number to that thus far in Q3. Well, like I said, it was high single digits until Wednesday. Yesterday we were soft, and then today it's really hard to say. When I came in here, mortgages were underperforming by a lot of ticks, 8 or 10 ticks. T hat would bring it down closer to 6% or 6.5% maybe. But it's been a good recovery. We own, as I mentioned, a lot of belly coupons, and they've had a good run. They're mostly specs, and specs have hung in fairly well, but it's been mostly on the TBA front. I would have, y ou know, Wednesday, like I said, it was very high single- digits, but it's probably more in the 6% to 7% or maybe today with the underperformance of mortgages. Got you. Thank you for that and w ell, just one more question, if I may, on expenses. I noticed expenses up a little bit to just under $5 million this quarter versus about $4.7 million last quarter. Were there any one-time items in there? And also kind of a second part to that, given your comments on the dividend probably coming down and, you know, a smaller portfolio, the core earnings run rate trending lower, what sort of expense ratio or expense run rate level are you targeting, if at all? Are there any plans in the works to kind of get that $5 million down a little bit? Thanks. Well, it's probably on the high end of the range where we'd like to see it. The one-off change is that we internalized our repo operations and back office. I think we talked about that late last year and early this year. There are some costs associated with getting that online. Those are mostly at the Bimini level though. There is an overhead reimbursement arrangement so some of it does filter through. I would expect that to come down. To the extent that we can recover some more book, and even with a slightly lower leverage ratio, we'll probably net be able to get the portfolio a little larger, which covers some of that. We were at a point late last year, early this year, when the portfolio was, you know, north of $6 billion. Obviously, that was a very comfortable point from an expense ratio perspective. We had, you know, we've obviously shrunk relatively quickly, because of the market, so it's now on the high end of the range. I don't think we have to do anything drastic at the moment but we would like to see that ratio come down. All right. Thank you very much and best of luck going forward. Thank you, Mikhail. Okay. As a reminder, ladies and gentlemen, to ask a question, it's star one on your telephone keypad. Next, we'll go to Christopher Nolan with Ladenburg Thalmann. Your line is now open. Hey, guys. Hey, Chris. Bob, what sort of leverage range are you thinking about? I know you sort of referred that it was coming down, but anything else? Probably low 7s. I think low 7s. It's not a hard number. I mean, we're looking at the market, we're looking at our holdings, we're looking at our hedges. I'll let Hunter talk about this as well, but just a little on the lower end of the range. We're just trying to maybe bring some of the book value volatility down, which has obviously been high of late. We think we should be able to run with a lower dividend yield as a percentage of book value. We've been in a very high premium to our peer average and don't think that is necessary or prudent. That's kind of what's going on here. As a follow-up. Hunter, you want to. Oh, please go ahead. No, yeah, I would just add that it's really a by-product of the time we're in. You know, when we see, I think as Bob was alluding to a moment ago, you know, Wednesday our book value was high single digits on the quarter and, you know, a couple of bad days can put that back to mid-single digits. That's an incredibly volatile operating environment and we tend to take our cues from the market and adjust our leverage ratio accordingly. Then as a follow-up on the repo financing, are you guys getting any hints in terms of where the banks are thinking about, you know, how they're trying to manage their risks? I mean, are they changing their haircuts or other things? That's it for me. We haven't seen. Go ahead, Hunter. Sorry. I didn't mean to step on your toes. No, we haven't seen any signs of that. We have ample balance sheet availability. I don't think anyone in our space has been in trouble. As sloppy as this market has been over the last six months, and you haven't seen any agency REITs stub their toes in the way that they did in the early days of the pandemic. We're always, you know, in constant contact with our lenders and all seem to be pretty comfortable at this point in time. Great. That's it for me. Thank you. Thanks, Chris. Okay. There are no further questions at this time. Mr. Cauley, I'll turn the call back over to you for any additional or closing remarks. Thanks, operator. Thank you everyone for taking the time. As always, we're available in the office for follow-up questions. Our number is 772-231-1400. To the extent you have to listen to the replay, and you have questions, again, we'll be more than willing to take any and all questions. Otherwise, we look forward to talking to you next quarter. This concludes today's conference call. You may now disconnect.