 Glad to have you. Could you describe the initiative on the ballot and paint a picture quickly of the repeated attempts to repeal Costa-Hawkins throughout the years? Yeah, it's interesting. This story actually goes back to the 1980s and to Berkeley, which in the 1980s passed a law imposing rent controls on vacant apartments. And what that means is a landlord would set the rent for a unit and that would be the rent that it would stay at, whether the tenant moved out