Michael Griffin

do you need to see a greater increase in capital flows to the more start-up type tenants that could go from 5,000 to 50,000 square feet in order to see the cadence of leasing pickup

given the move we've seen in the 10-year, and I guess, it's anybody's guess whether or not the new administration's policies will be inflationary

does the Turner & Townsend growth run rate of 20% makes sense for that business

it seems like industrial leasing, at least this past quarter, was flat sequentially

curious if you can expand on the customer demand side of the equation. Has top of funnel improved at all?

how we should think about those on either a cap rate or an unlevered IRR basis?

can you maybe walk us through or if you can give us some color on expectations of cadence?

what are the signals that you're looking at, that the team is looking at to say, "Hey, now is a good time to push rate over occupancy?"

is kind of the regulatory onus more of a focus, a potential headwind as it relates to jurisdictions and municipalities

Does now feel like the right time to lean more into pricing?

where those move-in rates need to go before you start to adjust your ECRI program, right?

give us a sense of the opportunity set within the transaction market? Are buyers and sellers more willing to come together on price?

do you really need that housing market to come back for people to kind of sound the all clear and get kind of performance and fundamentals accelerating

I noticed that NYC and Chicago were maybe a little bit lighter, at least relative to maybe my expectations.

Can we get a sense? Is it you approaching your partner? I imagine you obviously own and probably manage these properties

is it increased competition that you are seeing for some of these more operationally complex assets?

I'm curious if you can give any color on the 2 deals announced year-to-date, the one at Kingstowne and Congressional.

Maybe just turning to the investment pipeline. Don or maybe Jan, can you give us a sense of what deals in the hopper are looking like today?

can you just talk about your thoughts on maybe the disconnect between those two types of properties?

when those leases are going to get executed; and b, when they'll be commenced

on that non-comparable segment, can you give us a sense of maybe why those TIs are elevated?

Does it feel like we've hit sort of that widest spread between leased and economic occupancy?

do you expect that to narrow to 200 bps by the end of the year?

could this really get into 97%, 97.5%? And I imagine that would be driven more by the small shop leasing

would you say there's more confidence on the retailer side that they need to execute on their growth objectives?

for maybe some of those regional local players, not necessarily mom-and-pops but small businesses that might have more uncertainty kind of projecting out their financials amid the tariff situation,...

Can you give us a sense of how you would justify maybe assigning a lease versus saying, hey, we're going to take it back and try to lease it out

is this more kind of pent-up demand, maybe customers have been dragging their feet over the past couple of quarters

is there a worry we've heard things in the news around data center development opportunities around the country, getting shelved the local municipalities pushing back. Is that a risk for this pipel...

Wondering if you can dive a little bit deeper into your assumption around market rent growth

how do you view expansion and acquisition opportunities internationally versus domestically?

I think the revised midpoint implies about 3.5% growth in the back half of the year.

how customer acquisition or marketing spend, leveraging data from Google or AI, has changed with PSNext

were any related to the Welltower data science partnership, or were they already in the hopper?

What was the genesis behind this? Joe, maybe you went to the Board, maybe it came down from the Board

is there a worry that greater, I guess, regulatory oversight from these municipalities could preclude what has been this ECRI pricing strategy regime

maybe just on the revised guidance, it seems like you're trending in the more favorable range, both on expenses being towards the low end and NOI being toward the high end

I'm curious if you can give us any insight into whether new customer behavior has changed at all

Wondering if you can give us an update on July operating trends, maybe both from a rate and occupancy perspective

can you give us a sense of how the transaction market has been? What kind of buyers and sellers out there

can you give us a little color on maybe what your expectations are, whether it's the housing market remains muted

how much of this has been rolled out into the existing platform and then how we should think about incremental benefits from this

has anything changed in terms of leverage for anchor leases?

could this maybe translate into whether it's shorter options that you're negotiating, maybe embedding some rent escalators?

how are you all able to make the math pencil? Is it the land basis? Is it the proximity to population areas

how quickly do you think you can realize that mark to market within the center? And then what are you looking at on sort of a stabilized cap rate basis

as those leases are coming due, are you signing leases in the 70s, mid-70s

if you can give us maybe some color on whether it's new or renewal lease spreads and maybe how that compares

just maybe give us a sense where your head is at from expectations from a tenant credit perspective

Is this you all proactively looking to get ahead of leases that might expire in a year or 2 and upgrade the credit quality

for maybe some of those smaller tenants, maybe those mom-and-pop local concepts, are you still seeing strong demand from those as well