At this time, I would like to welcome everyone to the Choice Properties Investor Call to discuss today's announced acquisition of First Capital REIT. [Operator Instructions] I would now like to turn ...

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Videos, images and reporting from the event showed many empty seats at the event with Vance in Athens, Georgia.

"Not the outcome at all that we wanted. It's coming down to discipline and execution. Not executing at a high level and not making plays when we need to. We're not at our best when our best is needed.