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Participating in today's call with me will be Skip McKenzie, President and Chief Executive Officer; Bill Camp, Executive Vice President and Chief Financial Officer; Laura Franklin, Executive Vice President and Chief Accounting and Administrative Officer; and Mike Paukstitus, Senior Vice President of Real Estate.Now, I would like to turn the call over to Skip. Skip McKenzie Thanks, Kelly. Good morning and thank you for joining the Washington Real Estate Investment Trust fourth quarter earnings conference call this morning. At the beginning of last year we laid out a strategic plan for our company. This plan called for the increased investment through acquisitions and development in high-quality office, multifamily, retail and medical office property in excellent locations inside the Beltway near major transportation nodes, and in areas with strong employment drivers and superior growth demographic. To help pay for this investment activity, we committed ourselves to a much more active asset recycling program, such that we have the guideline to pay for approximately a quarter to one third of our investment activity through asset sales. The largest part of this recycling program was the announced completion of the sale our entire industrial flex portfolio. I am proud to say that we executed this plan on all fronts and had a record year in terms of acquisition and disposition transaction volumes. We acquired five income producing assets for a total of $360 million, including two downtown Washington DC office properties, a grocery anchored shopping center in an affluent suburb, and two office properties located at Metro station in Alexandria in Tysons Corner. In addition we entered in tow joint ventures to develop two apartment projects at or near metro stations, totaling 430 multifamily units in Arlington and Alexandria, Virginia, two of the best submarkets in the region. These 430 units will increase our total multifamily portfolio unit count by 17% over the coming year.
Finally, and most notably, we completed the sale of our industrial portfolio along with three non-strategic suburban office assets for proceeds of $409 million, resulting in $97 million in gain. While by my account the team here did an exception job executing this record setting volume of transactional activity, the fact of the matter is, these transaction in total mean we are commencing 2012 as a $50 million smaller company which will have an adverse effect on earnings until this capital in reinvested.Bill, will talk more about the details of our acquisitions and disposition guidance in a few minutes. But from a strategic standpoint, we will focus more of our sale on non-strategic assets, primarily suburban office buildings in our portfolio, that do not fit our long-term vision. This plan is a result of a thorough review of our portfolio, wherein we identified a small subset of our portfolio representing just under 10% of our total NOI, that does not fit our long-term strategic plan. While the specific timing and execution of these potential transactions will be dependent on a number of variables, such as market conditions, lease rollover exposure and the use of proceeds, to name a few. We expect these dispositions to be completed over the next three years. In addition to these sales of non-core assets, we continue to look at creative ways to use our existing asset base to help competitively fund our strategic plan. With that disposition framework in mind, in 2012 we anticipate recycling these disposition proceeds plus the $50 million we are in the hold from last year, into assets which fit our new strategic plan. While I am hopeful we will be more acquisitive than that, those are the details we have modeled into our guidance as Bill will discuss further. Read the rest of this transcript for free on seekingalpha.com