let's discuss more with lauren gilchrist and abigail doolittle.t me ask you, the fact we are seeing interest rates come off a little bit, is that going to give relief to a market that is really particularly distressed right now? >> interest rates clearly impact the vast majority of commercial real estate no matter the asset class or location, but the reality of where we are today as we are experiencing a significant structural shift in the office market because of the changing nature of work in this hybrid environment. we need succumbed to a place where we begin to recognize the actual customers for office space are truly those workers and users that occupy the space. while interest rates are an incredibly important financing consideration and buying consideration, the changes we've seen have a lot more to do with the overall composition of the work force with the overall demand for office space and how consumers and workers want to live and work in today's post-covid environment. >> terrific to speak with you. vonnie was talking about this wave o