David Rodgers

So can you talk a little bit about the change in cap rates, the change in asset pricing that you’re seeing

is it just that you're getting those top 10% of the assets to fold that's kind of driving the incremental component?

maybe talk to me about where you think we are maybe in the cycle of development for Ventas in particular?

You guys have framed the path to the mid-30s margins kind of on a pre Covid flow through