Earnings Call: Q2 2019

Aug 8, 2019

Quarterly report

Good day, and welcome to the Innovative Industrial Properties, Inc. 2nd Quarter 2019 Earnings Conference Call. All participants will be in listen only mode. Please note this event is being recorded. I would now like to turn the conference over to Brian Wolf, General Counsel. Mr. Wolf, please go ahead. Thank you for joining the call. Presenting today are Alan Gold, Executive Chairman Paul Smithers, President and Chief Executive Officer and Catherine Hastings, Chief Financial Officer. Before we begin, I'd like to remind everyone that statements made during today's conference call may be deemed forward looking statements within the meaning of the Safe Harbor of the Private Securities Litigation Reform Act of 1990 5, and actual results may differ materially due to a variety of risks, uncertainties and other factors. For a detailed discussion of some of the ongoing risks and uncertainties of the company's business, I refer you to the news release issued yesterday and filed with the SEC on Form 8 ks as well as the company's reports filed periodically with the The Brian, and welcome, everyone. Today, we get a chance to review and share our financial results for the Q2 plus year to date 2019 and provide our updated perspective on the business and the industry from our last call in March. As you know, 2018 was just our 2nd full year since completing our IPO and purchasing our first property in December of 2016. Now into our 3rd year of operations, the momentum of our business has been tremendous. To recap briefly, in the 1st 7 months of 2019, we acquired 15 properties in 6 states, representing over $167,000,000 of investments, which included both follow on transactions with our existing tenant partners to facilitate their continued expansion and new tenant relationships. Square feet, which are 100 percent leased on a long term basis to high quality licensed cannabis operators. Our current blended Our current blended yield on these properties is 14.6 percent with a weighted average remaining lease term of 15.5 years. In addition, we pay quarterly common stock dividend of $0.60 per share to stockholders on July 15, representing a 100 and 40% increase over our Q2 and 2018 dividend and a testament to our property portfolio is operating performance and confidence in our pipeline of acquisitions. This dividend was also supported by our tremendous 150% plus growth year over year in rental revenue, net income and AFFO. To reiterate, truly a remarkable track record for such a young company. Now Catherine will provide more detail regarding our financial results. The medical use cannabis industry is one of the most dynamic growth industries in current times and Paul will provide some detail on the industry and regulatory trends in our call today. We continue to be very optimistic about the future of this nascent industry and our ability to deliver results for our stakeholders and enduring value to our tenant partners by providing tailored real estate solutions that meet key operational and capital needs. Now with that, I'd like to turn the call over to Paul. Paul? Thanks, Alan. As with prior calls, we'll try to provide as effective an overview as we can with the short time we have today, focusing in on 3 main topics: 1, the current regulatory environment 2, the growth and evolution of the medical use cannabis markets in the United States generally and 3, recent developments recent developments in our state markets. 1st, regarding the current federal regulatory environment. Of course, cannabis remains a Schedule 1 controlled substance, which generally prohibits all cannabis use and cannabis related commercial activity in the United States. That said, Congress has continued to enact spending bills since 2014 with a provision that has been interpreted by courts as preventing the Department of Justice from using funds to interfere with the implementation of state medical use cannabis laws. That provision was again included in this year's congressional spending bill passed earlier this year, which carries through to September 30. And just in June, the House of Representatives by a vote of 267 to 165 for the first time passed an amendment that extends the protections in place for state medical cannabis programs to state adult use cannabis programs. While the amendment still requires passage in the Senate and the President's signature, the House action an historic step forward at the federal level. And last month, Senator Kamala Harris and Representative Jared Naylor introduced the Marijuana Opportunity Reinvestment and Expungement Act or the MORE Act, which would, among other things, provide for the descheduling of cannabis as a controlled substance under the Controlled Substance Act. Also in July, the Senate Banking, Housing and Urban Affairs Committee for the first time met to discuss the issues surrounding financial services for the regulated cannabis industry, including the Safe Banking Act. The Safe Banking Act, if it became law, would provide greater federal protection to banks servicing state licensed compliant operators and may also result in banks being more open to these operators. Aside from these, there have been numerous other initiatives taken by Congress, including the introduction of a number of bills in favor of various forms of cannabis legalization. As we indicated on our prior call, the federal regulatory environment is a rapidly evolving one for the cannabis industry, and we are monitoring all of these developments closely. Onto a general update of the medical use cannabis markets nationwide. The industry continues to move forward with tremendous velocity. 33 states have legalized medical use cannabis by popular vote or legislative process, where a large majority of the U. S. Population resides. Medical use cannabis continues to pull year after year with 90 plus percent popular support in the United States, and the regulated cannabis industry is expected to continue to be a leading driver for U. S. Jobs and tax revenues. In fact, according to a study conducted by Leafley and Whitney Economics in March of this year, there were more than 210,000 direct full time jobs in the state regulated cannabis industry, and this industry added more than 64,000 jobs in 2018 alone. Marijuana Business Daily's recent projections support the view of tremendous continued momentum of the industry, projecting a 35% increase in U. S. Regulated cannabis sales from 2018 to 2019 and reaching nearly $30,000,000,000 by 2023. And now for a brief update on developments in the 12 state markets where we own properties, which are New York, California, Massachusetts, Pennsylvania, Ohio, Michigan, Illinois, Maryland, Colorado, Arizona, Nevada and Minnesota. New York. As a reminder, we have owned 2 properties in New York since 2016 2017, which are leased on a long term basis to 2 multistate operators, PharmaCann and Vireo. As we have noted in past calls, New York's medical use cannabis program, as initially rolled out have been described by many as one of the most restrictive and highly regulated. In response and in order to enable broader access to treatment, New York has taken several positive steps over time. These steps include expansion of the pool of potential recommending health professionals, expansion of the types of products that can be manufactured and distributed, streamlining the registration process and expansion of the list of qualifying medical conditions, most notably chronic pain, PTSD and cannabis as an opioid alternative. Patient count growth continues to accelerate as a result with over 104,000 certified patients as of mid July. Regarding the potential adult use legalization in New York, despite the thoughtful analysis of the New York Department of Health and Governor Cuomo's public statements showing support, the New York legislature did not pass the bill in the 2019 session. However, New York did pass legislation further decriminalizing cannabis use, including expunging many past cannabis possession convictions and reducing the penalties for small possession of cannabis from a misdemeanor to a violation. California. Now on to California, where we have been quite active, acquiring a property in February, a portfolio of properties in April and another property just last month. As we discussed on the last call, California was the 1st state to permit the use of cannabis for medicinal purposes, adopting the Compassionate Care Act in 1996 and issued 1st licenses for the sale of adult use cannabis just last year, following approval by California voters in November of 2016. California continues to have challenges and delays in its licensing program after numerous revisions to its rules, which has resulted in lower than anticipated regulated sales and licensed operators and a slower than anticipated move away from the deeply entrenched illicit cannabis marketplace. But the market opportunity for regulated cannabis remains tremendous and is calculated to be about the size of Canada's entire market in a few years' time. We own 3 properties in Massachusetts, 2 of which we acquired in 2018 and one which we acquired just last month. Our 2 acquisitions in 2018 represented follow on transactions with Tennant's Holistic Industries and PharmaCann as they continued their multistate expansion and we are thrilled to have Trulieve as our tenant following our most recent transaction that closed in July. As we mentioned previously, Massachusetts voters approved the legalization of adult use cannabis in 20 16 and first licenses for adult use cannabis operators began to be issued in the summer of 2018. Adult use sales began in November 2018, generating $50,000,000 in the 1st 5 months of 2019. While adult use sales continue to ramp up significantly, medical use cannabis sales are also expected to remain strong, due in part to the tax advantages afforded to patients of medical cannabis. Pennsylvania. In Pennsylvania, we own 3 properties, 2 of which were required earlier this year. Pennsylvania enacted medical use cannabis legislation in May of 2016 and dispensaries made their first sales in February of last year. 12 grower processor licenses were issued in the 1st phase of this program with a total of 25 grower processor licenses, all of which have been issued in the 2 phase rollout. Just last month, the Pennsylvania Department of Health announced that there were more than 110,000 active certified patients and more than 1600 physicians in the medical cannabis program with the Pennsylvania Department of Health also approving effective as of July 20, anxiety disorders and Tourette's syndrome to the list of programs, serious medical conditions eligible for treatment with cannabis. Ohio. We closed on our properties in Ohio with PharmaCann in March and with Vireo in May of this year. Ohio is the earliest stage state where we own property, having kicked off sales at dispensaries in mid January of this year and with the state's registry opening for patients late last year. The State of Ohio Board of Pharmacy published its patient and caregiver statistics for June, which included nearly 50,000 registered patients and over 3,400 registered caregivers. As of July of 2019, Ohio had awarded 17 Tier 1 cultivation licenses and 13 Tier 2 cultivation licenses. The state is also allowed to issue up to 40 processing licenses, received certificates of operation and 56 dispensary licenses, of which 24 have received certificates of operation. Ohio's medical cannabis market is expected to be large with each permit having the potential to be extremely valuable given the state's population and broad list of qualifying conditions. In light of that fact, ArcView estimates Ohio's medical cannabis sales to grow to nearly $300,000,000 by 2022. Michigan. In Michigan, we own 3 properties, 2 of which we acquired this year and one which was acquired last year. Although the Michigan Marijuana Act was passed in 2,008, the industry has operated as a highly permissive system, somewhat similar to how California system had operated historically prior to the establishment of a state licensing and regulatory framework, and is still one of the largest medical cannabis markets in the United States. Michigan has also significantly accelerated its licensing of medical cannabis operators with the Marijuana Regulatory Agency ruling on 213 medical cannabis business permit applications in May alone. As noted previously, Michigan residents also voted in November of 2016 to legalize adult use cannabis, and state authorities have indicated they will begin accepting license applications from operators in the fall. Taking into consideration all the dynamics of the Michigan market, ArcView expects Michigan's regulated cannabis market to continue to grow at a healthy pace, reaching nearly $1,400,000,000 by 2022. Illinois. We own one property in Illinois, which we acquired in late 2018 and leased to Ascend Wellness. Similar to New York's evolution, Illinois' program as initially rolled out was highly restrictive, resulting in subdued growth for some time. In early 2019, the state regulatory authorities launched the opioid alternative pilot program, which allows access to medical cannabis for individuals who have or could receive a prescription for opioids as certified by a doctor. Along with other loosening of restrictions in the market, these steps have led to strongly accelerating patient growth in the regulated market in 2018 and through 2019. In addition, in late June, Illinois became the 11th state to legalize cannabis for adult use with the program expected to launch beginning in 2020. Maryland, we purchased our property in Capital Heights, Maryland in 2017. With first dispensaries opening in late 2017, there were over 60,000 registered patients and 1300 registered providers in the program as of May. Interestingly as well as another indication of the continued evolution of the industry, in June, the University of Maryland School of Pharmacy introduced a new master's degree program in medical cannabis, which is thought to be the first of its kind in the United States. Colorado. We entered the Colorado market in December of 2018 with our acquisition of a property the Denver area and leased to the Green Solution. Colorado was one of the pioneers in the regulated cannabis industry, rolling out its adult use cannabis program in 2014 as the 1st state to legalize recreational cannabis use. In May of this year, Colorado Governor Jared Polis signed a measure that will allow physicians in the state to recommend medical in lieu of opioids. This move could influence sales of medical marijuana and is scheduled to go into effect in early August. The Colorado market is expected to reach approximately $2,000,000,000 by 2022 according to ArcView. Arizona. Now into Arizona where we own one property, which we purchased in late 2017. Having commenced medical use cannabis sales in 2010, Arizona's medical use cannabis program is further along in its maturity than many other states. According to the Arizona Department of Health Services, there were over 200,000 qualifying patients in Arizona's medical cannabis program as of June 2019, continuing a strong pace of growth. In May, the Arizona Supreme Court ruled that extracts, including concentrates, edibles and other infused products are legal under the state's program. While the ruling did not have a significant economic impact to current operators, this ruling gives official legal approval for edibles and infused sales, which were previously in question. Patient usage has also witnessed strong growth. Sales for medical cannabis grew by 41% from 20 17 to 2018, outpacing the growth of the patient pool by 2:one. Nevada. We acquired our first property in Nevada just this past month, which Catherine will discuss later on in detail. Nevada voted to approve adult use cannabis in November 2016 and put regulations in place very quickly, allowing for opening of stores in July of $580,000,000 in 20.18 according to ArcView. $580,000,000 in 2018 according to ArcView. In its 1st full year of regulated adult use cannabis sales, the state also brought in approximately $70,000,000 in tax revenue, exceeding the state's expectations approximately 40%. And finally, Minnesota. We acquired our Minnesota property in 2017. As we mentioned on our last call, our tenant Vireo is one of only 2 licensed medical cannabis operators in the entire medical cannabis operators in the entire state of Minnesota, with each operator also operating 4 dispensaries. While a smaller market that began medical cannabis sales in mid-twenty 15, registered medical cannabis patients in Minnesota has for much of 2016 to over 17,000 for much of 2016 to over 17,000 as of July. Similar to New York, Minnesota's medical cannabis program was initially rolled out as a highly regulated and restrictive program, but has gradually expanded the program for treatment of additional medical conditions, including intractable pain and PTSD, autism spectrum disorders, sleep apnea and Alzheimer's disease. Intractable pain alone accounts for more than half of all patient certifications. I'll now turn the call over to Catherine, who will walk you through our recent acquisitions, capital raising activity and financial results for the Q2 of 2019. Catherine? Thanks, Paul. On the acquisitions front, as Alan mentioned, we continue to execute well on our strategy. Since the beginning of 20 19, we've acquired 15 new properties in 6 states. Our leases at these properties are a mixture of high quality new tenants and follow on transactions with our our existing tenants as they continue to grow their footprints in additional states. As of today, we own 26 properties across 12 states, redevelopment. As it relates to the Q2 July acquisition activity, specifically, it's been by far the busiest 4 months of our company's history. In April, we acquired 5 industrial properties in Southern California, totaling approximately 102 square feet for $27,100,000 in the aggregate and entered into a long term triple net lease for each of those properties with an experienced licensed operator. Also in April, we acquired a 51,000 square foot industrial property in Pennsylvania and entered into a long term lease with MyTree Genetics, with our total investment in the acquisition and redevelopment of the property expected to be $16,300,000 In May, we acquired an 11,000 square foot industrial property in Ohio and entered into another long term lease with Vireo with our total investment in the acquisition and redevelopment of the property being about 3,600,000 dollars Also in May, we acquired a 266,000 square foot industrial property in Pennsylvania for 13,000,000 dollars and entered into a long term triple net lease with Greenleaf for continued use as a medical cannabis cultivation and processing facility. In June, we amended our use with Green Peak at one of our Michigan properties making available an additional $18,000,000 in funding for a new 55,000 square foot expansion at the property to meet the demand of the Michigan regulated cannabis market. Assuming full payment of the additional funding, our total investment in this property will be $31,000,000 Also in June, we acquired a 45,000 square property in Michigan and entered into a long term triple net lease with an affiliate of Emerald Growth. With the total investment in the acquisition and and redevelopment of the property expected to be approximately $10,000,000 The velocity of our acquisition activity continued through July with another 4 transactions closing after the quarter end. We acquired 145,000 square foot industrial property in Michigan and entered into a long term triple net lease with Ascend, which intends to operate the facility for medical use cannabis cultivation and processing upon completion of redevelopment. Our total investment in the acquisition and redevelopment of the property is expected to be approximately 19 point $8,000,000 This marked our 2nd transaction with Ascend following our initial lease with them for our Illinois property late last year Ascend continues its multistate growth initiatives. We then acquired a 43,000 square foot industrial in Nevada and entered into a long term triple net lease with M Hardeen for continued use as a regulated cannabis cultivation and processing Our total investment in this property is expected to be $9,600,000 which includes acquisition and redevelopment of the property and marks our first acquisition in the Nevada regulated cannabis market. We followed with the acquisition of a 35,000 square foot industrial property in California and long term lease with Diana Med Brands for continued use as a regulated cannabis cultivation, distribution, processing and dispensing campus. Our total investment in this property is expected to be $15,000,000 which includes our initial purchase price and commitment for redevelopment of the property. This marks our 3rd transaction in California. And finally, in late July, we acquired 150,000 square foot industrial property in Massachusetts and entered into a long term triple net lease with a subsidiary of Trulieve, which intends to operate the facility for regulated cannabis cultivation and processing upon completion of redevelopment. With an initial purchase price of 3 $500,000 and an additional commitment to fund up to $40,000,000 for redevelopment of the property, which funding is subject to reduction at Trulieve's option within the 1st 6 months of the lease term. Trulief has had tremendous success and developed a track record of distinction in the Florida medical cannabis market and we look forward to supporting their continued expansion and work in Massachusetts. Now on to our results for the 2nd quarter and 1st 6 months of the year. We generated rental revenues of approximately $8,300,000 14 both periods were driven primarily by the acquisition and leasing of new properties, additional tenant improvement allowances provided to tenants of certain properties that resulted in base rent adjustments and contractual rent escalations at certain properties. Importantly, this revenue growth reflects only partial quarters of revenues from the numerous acquisitions and leases executed during the year and is impacted by rent abatements or deferrals under certain leases that are expected to burn off in the next few months as we continue to account for all of our leases on a cash basis. Notwithstanding all of this, our Q2 rental revenues grew 155 percent year over year from Q2 of 2018. For the 3 months ended June 30, 2019, we recorded net income of 3,100,000 property depreciation to net income was $4,700,000 Adjusted funds from operations, which adds back non cash stock based compensation and non cash interest expense related to our exchangeable senior notes, was $5,800,000 For the 3 months ended June 30, 2019, adjusted funds from operations for Q2 grew 176% from the prior year period. For the 6 months ended June 30, 2019, we recorded net income of $6,400,000 funds from operations of $9,200,000 and adjusted operations increased by 2 15 percent from the prior year period. As Alan mentioned, on July 15, we paid our 9th consecutive quarterly dividend of $0.60 per share to common stockholders of record as of June 28. The Q2 2019 common stock dividend reflects a 33% increase from the prior quarter and a 140% increase from the prior year's 2nd quarter. This serves as a reflection of our strong growth and operational performance over the past year and our confidence in our acquisition pipeline. And with respect to financing activity, in July 2019, we completed a follow on public offering grateful for all of our stakeholders' continued support and we're focused exclusively on investing the proceeds from this offering with the best tenants. And with that, I'll turn it back to Alan. Alan? Thanks, Catherine. We have had a tremendous year to date for acquisitions, far outpacing our expectations. With that, we are very excited about the opportunities to come in this fast growing industry and are singularly focused on executing business plan. I want to personally thank our stockholders for your continued support as we aim to continue to create sustainable and long term value for you. With that, I'd like to open it up to questions. Operator, could you please open the call up for questions? Our first question today comes from Tom Catherwood with BTIG. Please go ahead. Thank you very much. So Alan, following along on your comment about acquisition pace, clearly it's accelerated more than surpassed the $90,000,000 you guys did in 2018. So really a 2 part question. First, how is the pipeline sizing up for the balance of the year? And second, what are the key drivers behind the higher volume so far? Is it primarily tenants gaining a better understanding of the sale leaseback structure or is it expanded state programs or is it something else? Thanks, Tom. That's a multipronged question. Let's hope I can answer all of it. First, we're extremely excited about our pipeline. As you know, I mean, you look back already this year, we've already acquired 15 new transactions. When we raised capital at the beginning of the year, we said that 200 plus $1,000,000 of capital we'd be able to place in a 6 to 12 month period of time and we obviously placed that well ahead of schedule. We are now having just raised another gross $188,000,000 we indicated that we'd be able to place that in a 6 to 9 month period of time based on the size of the pipeline that we saw at that time. Since then, the pipeline has increased and continues to increase with some very exciting entities, similar to the Trulieve the company that we just recently announced a transaction with. So what we're seeing are more mature companies looking at our program and coming away very excited, very excited and very interested in it. And I think the reason for that is multi pronged. 1, as you described, the program is becoming recognized as a way to raise capital to innovative industrial properties is certainly becoming the extremely well known within the industry. And 3, I think the Canadian capital markets have slowed down somewhat, giving our these mature companies a pause as to where capital can be raised. And certainly, we are a significant and exciting positive source for that capital. Understood. Thanks for that. And then kind of sticking with that Trulieve deal, and I know, Cat, you provided more information on it. But when we go back to your comments on the 4Q 2018 call, you mentioned trying to break into the Florida market. You've always been interested in that, but the challenges around that, obviously, as Cat mentioned, Trulieve has a big presence in Florida. Is the ideal kind of situation here that this transaction in Massachusetts opens up more opportunities with them in Florida or is this just really a one off transaction? So we are really excited about the growers that we underwrite and spend a great deal of time getting to know and bringing them into our portfolio. And as we've indicated in the past, typically we see about 30% of our pipeline in the form of transactions with existing growers. And we continue to see the same sort of demand in our pipeline from that. We're very excited about the Florida market. We think that that is a very strong market. And we think that by penetrating that market with one of the stronger growers, we will be in great position. I just can't say how pleased we are with and how excited we are about the size and the quality of our pipeline today. Understood. So then I guess one for Paul. In the past, you've talked about looking at some select retail opportunities, but being very cautious around that. Cat mentioned that the Dioni Med deal included a storefront as part of that production and cultivation facility. How are you looking at the retail side of the business from an investment standpoint right now? Yes. Thanks, John. So as we talked about before, we are considering the retail opportunities. These are coming to us more likely as the last transaction, the Dime transaction is part of the perhaps a cultivation package or in a portfolio package. So, we're looking at these as they come across, but they do have different yields typically and different lease terms. So, we look at each one individually, but we're open minded to them. Got it. And then last one for me, just kind of thinking about the deals that you've done over the past quarter. How many of the deals would you say you're looking at right now are one off type transactions? And how many deals are more strategic like relationships? Whereas, Alan, you alluded to 30% of the business is previous tenants. Is a lot of that kind of work going forward along the same lines or is there still a lot of one off in the pipeline? I think rarely do we do a one off transaction without the thought process that the grower is going to be looking to us for future opportunities or future capital. So, I mean, I look at we look at every one of our growers as a potential source for new transactions. And as we expand, it just shows you why our as we expand our portfolio of tenants, you can see why our pipeline continues to grow and increase significantly over time. Got it. That's it for me. Thanks everyone. Thank you, Tom. Next question comes from John Massocca with Ladenburg Thalmann. Please go ahead. Good morning, I guess, on the West Coast and afternoon here. Thanks, John. So what were maybe some of the factors that drove, I guess, the relatively lower cap rate on the Truliev transaction? I mean, was it driven by the quality of the tenant, competition in the Massachusetts market, anything broader? Just any color there would be helpful. Yes. I mean, I think that I think that, one, as I described just a minute ago, we are seeing more mature companies come into our universe and into our pipeline. And Trulieve is one of the strongest growers out there having generated tremendous positive EBITDA and strength in that market. So we're very excited about that. I think as we talk about who our primary competition is, it's the competition for capital that these very mature companies have with through the capital markets. And that's who we were competing with this transaction. So we're actually when we underwrote that transaction, we spent a great deal of time with the management team, with the opportunity, with the corporate guarantee, the strength of their marketing prowess, the strength of their financials. And we felt that the yield was appropriate for the risk that we were taking on that specific transaction. Okay. And with that transaction still on, I mean, more of a detail oriented front, what were some of the factors that sorry, with regards to kind of the ability that Trulio has to maybe scale back the TI reimbursement commitment, when does that window open and kind of was that $40,000,000 more kind of a broad range you gave them or and then they really would only need like $20,000,000 or $30,000,000 or is that just in case they can build this facility or redevelop this facility cheaper than they anticipated? Yes, John, it's really kind of the latter. I mean, understanding the facility and where they were in the understand what that budget understand what that budget is and draw accordingly to the costs that are going to go into the project. Okay. And then, on the acquisition side, maybe more broadly, are you seeing any more interest in your real estate solutions being generated by kind of operator M and A activity that's happening in the cannabis space? I mean, DioniMed seems like one of those kind of situations. Is that increasing the deal flow you're seeing? We do see significant deal flow occurring from our group of our growers expanding and acquiring other growers. We do see that, yes. Okay. And then on your own balance sheet, how are you looking at I know it's still early days and you've got a lot of capital to deploy here. But as you maybe look on the horizon, additional debt financing, is that something that might interest you, especially it seems like the fairly active debt market with some of the specialty finance providers for the operator side of things, but could that be an attractive way to raise additional capital here as you guys continue to grow? That's, I think, a very good question. We do have additional capacity given the fact that we raised additional common equity to perhaps take on more debt than we have on the balance sheet right today, although our preference does lean more towards the equity side of our balance sheet. All right. That's it for me. Thank you very much. Thank you. Thanks, Operator, it sounds like we're done with questions. With that, I'd like to thank our stakeholders again and more importantly, thank the team for their incredible dedication to this exciting and growing company and their ability to execute on this very exciting business plan. Thank you all. This conference has now concluded. Thank you for attending today's presentation. You may now disconnect.