Depreciation and amortization expenses increased $30.7 million primarily due to the net effect of the Property Transactions,  the consolidation of the Management Company, and the Forum Shops acquisition. The costs related to the withdrawn  tender offer of $10.6 million relate to the write off of our deferred acquisition costs. Other expenses decreased $2.3 million  due to the $4.0 million of expense related to a litigation settlement in 2002. This was offset by increased ground rent expense  of $4.0 million primarily due to the acquisition of Stanford Shopping Center. The increase in home office and regional office  costs and general and administrative expenses was due to the consolidation of the Management Company that added $52.9  million of total operating expenses in 2003.  Interest expense increased $3.2 million. Our average borrowings increased as a result of the full year impact of the  financing of the Rodamco acquisition, the unsecured note offering in March of 2003, and financing of acquisition activities  in 2003. This increase was offset by an overall decrease in weighted average interest rates as a result of refinancing activity, an  increase in capitalized imputed interest due to increased development, renovation and expansion activity, and slightly lower  variable interest rate levels. In 2003, we recorded a $5.1 million net loss on the sale of assets, which primarily consisted of the $6.0 million loss  we recorded in connection with the Mall of America litigation. In 2002, gains on sales of assets and other, net, were $162.0  million as we sold several Properties and partnership interests that resulted in net proceeds of $432.7 million. We sold our  interest in the specialty retail center, Orlando Premium Outlets, during 2002 to our partner in the joint venture. We sold our  interests in five value oriented regional malls to our partner, the Mills Corporation, and sold two of the acquired Rodamco  partnership interests and one existing partnership interest to Teachers Insurance and Annuity Association of America to  fund a portion of the Rodamco acquisition. We sold one community center, two regional malls and two jointly held assets  acquired in the Rodamco acquisition. In addition, as part of our disposition strategy we disposed of seven of the nine assets  held for sale as of December 31, 2001. Finally, we made the decision to no longer pursue certain development projects and  wrote-off the carrying amount of our predevelopment costs and land acquisition costs associated with these projects that  totaled $17.1 million.  During 2002, we also recognized $16.1 million in gains on the forgiveness of debt related to the disposition of two  regional malls. Net cash proceeds from these dispositions were $3.6 million. In addition, we recognized $1.5 million of  expenses related to the early extinguishment of debt that consisted of prepayment penalties and the write-off of unamortized  mortgage costs. Our income tax expense of taxable REIT subsidiaries of $7.6 million is due to the consolidation of the  Management Company. Income from unconsolidated entities increased $6.8 million in 2003 as compared to 2002. In 2002, income from  unconsolidated entities included income from Management Company operations, excluding MerchantWired LLC, of  approximately $14.1 million. This included our share of the gain of $8.4 million, net of tax, associated with the sale of  land partnership interests previously discussed. In 2003, income from unconsolidated entities owned by the Management  Company in 2003 totaled $3.7 million. In addition, income from unconsolidated partnerships and joint ventures, excluding  the Management Company, increased $17.2 million resulting from:  These increases were offset by the loss of income due to the sale of our interests in the Mills Properties and Orlando  Premium Outlets, and due to our cessation of recording any contribution to net income from Mall of America (see Note 11).  Losses from MerchantWired LLC in 2002 included our indirect share of operating losses of $10.2 million, after a  tax benefit of $6.2 million. These operating losses included our share of an impairment charge of $4.2 million, after tax,  on certain technology assets. The Management Company recorded a net write-off of $22.5 million, after a tax benefit  of $9.4 million, of its investment in MerchantWired LLC in September 2002. The total technology write-off related to  MerchantWired LLC was $38.8 million before tax. Net income from the results of operations of the Management Company, excluding the losses of MerchantWired LLC,  was flat during the period. Increased management fees as a result of the Rodamco acquisition and increased income from  2003 annual report 31 ● the full year impact of the Rodamco acquisition,  ● increased ownership interests in Kravco joint ventures,  ● the opening of Las Vegas Premium Outlets, and  ● our $8.3 million share increase from outlot land sales.