 Jackie, well, we all expected to be doing this in person today and having you on set with us at the Omni PGA Frisco Resort. But sometimes things happen in life. The good news is we're still all connecting on this Saturday morning. So welcome back to America's number one travel radio show. Thanks so much, Robert. It's so great to be back. Well, great having you here with us this morning. Thank you. So, you know, we're going to start about talking about the Dallas area with you there in Texas. You know, as the level of development, ongoing construction we saw this week in Frisco, the level of economic investment, the range of offerings.