Income from unconsolidated entities increased $35.7 million primarily due to favorable results of operations over the prior  period, the sale of a non-retail building in 2010, a property opening and expansion in Japan, a decrease in the provision for credit  losses and interest savings, partially offset by the negative impact to operations of the flood at Opry Mills. In 2010, we recognized an $8.2 million impairment charge from an investment in an unconsolidated entity representing the  impact of an impairment recorded on an investment property in Italy. In 2010, we recorded a gain upon acquisition of a controlling interest and on the sale of interests in unconsolidated entities of  $321.0 million primarily due to our share of the gain on the sale of our interest in Simon Ivanhoe, the gain on the acquisition of a  controlling interest in a regional mall previously accounted for under the equity method and the gain on sale of Porta di Roma by GCI. Net income attributable to noncontrolling interests increased $58.6 million primarily due to an increase in the income of the  Operating Partnership. Preferred dividends decreased $19.7 million as a result of the conversion and redemption of the remaining Series I preferred  stock in the second quarter of 2010. Because we generate revenues primarily from long-term leases, our financing strategy relies primarily on long-term fixed rate  debt. We manage our floating rate debt to be at or below 15-25% of total outstanding indebtedness by negotiating interest rates for  each financing or refinancing based on current market conditions and entering into floating rate to fixed rate interest rate swaps.  Floating rate debt currently comprises approximately 11.2% of our total consolidated debt at December 31, 2011. We also enter  into interest rate protection agreements as appropriate to assist in managing our interest rate risk. We derive most of our liquidity  from leases that generate positive net cash flow from operations and distributions of capital from unconsolidated entities that  totaled $2.4 billion during 2011. In addition, the Credit Facility provides an alternative source of liquidity as our cash needs vary  from time to time. Our balance of cash and cash equivalents increased $2.0 million during 2011 to $798.7 million as of December 31, 2011 as  further discussed in “Cash Flows” below. On December 31, 2011, we had available borrowing capacity of approximately $3.0 billion under the Credit Facility, net of  outstanding borrowings of $952.7 million and letters of credit of $36.0 million. For the year ended December 31, 2011, the  maximum amount outstanding under the Credit Facility or the predecessor facility was $1.8 billion and the weighted average  amount outstanding was approximately $1.1 billion. The weighted average interest rate was 1.66% for the year ended December  31, 2011. We and the Operating Partnership have historically had access to public equity and long-term unsecured debt markets and  access to private equity from institutional investors at the property level. Our business model requires us to regularly access the debt markets to raise funds for acquisition, development and  redevelopment activity, and to refinance maturing debt. We may also, from time to time, access the equity capital markets to  accomplish our business objectives. We believe we have sufficient cash on hand and availability under the Credit Facility to  address our debt maturities and capital needs through 2012. 2011 Annual Report 19 LIQUIDITY AND CAPITAL RESOURCES