Blackstone Mortgage Trust, Inc.

Good day, everyone, and welcome to the Blackstone Mortgage Trust Third Quarter 2022 Investor Call, hosted by Bestin Tucker, Head of Investor Relations. My name is Ben, and I'm your event manager. During the presentation, your lines will remain on listen only. If you require assistance at any time, please press star zero on your device, and the coordinator will be happy to assist you. I'd like to advise all parties that this conference is being recorded for replay purposes. And now, I would like to hand it over to your host. Bestin, the word is yours.

Great. Thanks, Ben. And good morning and welcome to Blackstone Mortgage Trust's third quarter conference call. I'm joined today by Mike Nash, Executive Chairman, Katie Keenan, Chief Executive Officer, Austin Pena, Executive Vice President, Investments, Tony Marone, Chief Financial Officer, and Tim Hayes, Chairholder Relations. This morning, we filed our 10-Q initiative press release with a presentation of our results, which are available on our website and have been filed with the SEC. I'd like to remind everyone that today's call may include forward-looking statements which are uncertain and outside of the company's control. Actual results may differ materially. For discussion of some of the risks that could affect results, please see the risk factor section of our most recent 10-K. We do not undertake any duty to update forward-looking statements. We will also refer to certain non-GAAP measures on this call, and for reconciliations, you should refer to the press release and our 10-Q. This audio cast is copyrighted material of Blackstone Mortgage Trust and may not be duplicated without our consent. So for the third quarter, we reported gap net income per share of 60 cents, while distributable earnings were 71 cents per share. A few weeks ago, we paid a dividend of 62 cents per share with respect to the third quarter. If you have any questions following today's call, please let Tim or me know. And with that, I'll now turn things over to Katie.

Thanks, Weston. The capital markets today reflect significantly heightened uncertainty around global economic conditions. But on the ground, BXMT's fundamental performance this quarter once again underscored the stability, resilience, and earnings power of our business. We have always run this company according to our core principles, low leverage, strong borrowers, and high quality real estate, backed by a conservatively structured, match-funded balance sheet. The importance of these principles is most apparent in environments like the one we face today. Though most institutional real estate owners expected higher rates to come, the speed and slope of the rate hikes have been more aggressive than anticipated. But given the key tenets with which we originated our loans, they are well positioned to withstand the impacts of higher rates. At the same time, the growing earnings power across our entire portfolio provides a powerful ballast amid an evolving credit backdrop. This quarter, we generated 71 cents of distributable earnings. up an impressive 13% year over year. Our retained earnings grew book value even as we increased our reserves. And we drove these robust results while maintaining $1.7 billion of liquidity, more than double our March 2020 level. We entered the fourth quarter strategically positioned to play offense in a highly opportunistic investment environment while continuing to generate attractive, durable income for our shareholders. The current market reflects a lack of visibility on the pace of interest rate hikes and where they will settle long term. As a result, asset prices are volatile, impacting liquidity and restraining investment activity. And while the public markets are more reactive to this day-to-day uncertainty, what matters for real estate over time is fundamental performance. High-quality real estate that can capture rent growth is resilient in inflationary environments. as replacement costs rises and cash flows outpace higher OPEX and rates. There is nearly $400 billion of institutional real estate capital sitting on the sidelines. And while it will take time, as the rate picture crystallizes, liquidity will flow back to hard assets that generate attractive yields. If long-term rates settle out in the range of their current levels, some asset values will need to reset. But unlike the GFC, there is neither over-leverage nor over-building weighing on the system. And most reasonably levered capital structures will be able to absorb a reset in rates with impact to the equity returns, but still a positive outcome for the debt. This quarter, we saw once again that the BXMT portfolio is weathering the capital market storm. A result of the low basis at which we start our senior loans, our credit selection process, our rigorous loan structuring, and our sponsorship. We continue to see that the value-add business plans we lend against can capture increasing rents in an inflationary environment, which should support asset values and credit performance over time. Moreover, 96% of the loans in our portfolio have rate caps, which insulate borrowers from further rate increases or other structural enhancements, including carry guarantees or substantial interest reserves. The result is our continued 100% interest collection, despite a 300 basis point increase in SOFR since the beginning of the year. While our positive experience to date is an important indicator, as a lender we naturally consider many scenarios, including the potential for conditions to further deteriorate. In this respect, we look to the position and incentives of our borrowers. With an average loan LTV of 64% at origination, our sponsors have 36 points of equity to protect as a starting point. Even in a materially higher rate scenario, the incremental carry costs borne by borrowers represent a small fraction of the overall deal capitalization, just one to two points of additional equity a year, well within our sponsors' capabilities and justified for assets with value to protect over the long term. This commitment is reflected in the behavior we saw in the pandemic, when our sponsors injected over half a billion dollars of additional cash to carry their assets. And we see analogous behavior today, with our sponsors having invested $275 million of incremental cash equity so far this year. Turning to the office sector, While the office segment faces secular headwinds, it is further impacted today by regulatory pressure at banks and a broad-brush approach typical in periods of economic pullback. There are many older vintage commodity office buildings that will suffer. But there is also a significant segment of the institutional market where high-quality office is seeing continued tenant demand and rent growth. For example, this quarter saw New York City's strongest leasing activity since COVID, up 28% year over year and roughly 10% above third quarter 19 and the five-year pre-COVID average. And that leasing activity is concentrated in Class A buildings, which despite being only one-third of New York City's stock, captured 74% of leasing in the third quarter. In most of our office portfolio, we see stable occupancy, ongoing sponsor commitment, and particularly notable in today's environment, continued repayments, with $349 million in office loans repaying over the last three months, including a vacant New York City office slated for renovation, which just occurred post-quarter end. Our office portfolio is 92% Class A, 100% performing, and generally characterized by high-quality, well-amortized buildings that are outperforming in today's leasing environment. A third of our collateral is brand-new construction, including the new-build headquarters of Pfizer and Warner Brothers. And across our portfolio, we have assets recently leased to major law firms and creative users, private equity, finance, and tech. We lend to highly experienced, well-capitalized sponsors like Tishman Spire, Oak Tree, Related, and J.P. Morgan. And this year, our borrowers have contributed over $150 million of new incremental equity to our office deals alone, indicative of the value they have to protect and their continued commitment to the assets. While we believe the vast majority of our office portfolio is well-positioned for the post-COVID environment, we downgraded four office loans to fours this quarter. These loans, which represent just 3% of our portfolio, continue to perform, pay interest, and in most cases show positive leasing and material recent sponsor cash commitments. But having evaluated each asset in our portfolio in detail, we felt downgrades were warranted in these specific cases, denoting a heightened risk of underperformance. We remain focused on actively managing these loans as well as our broader office portfolio in this more liquid environment. Importantly, the overall performance of our collateral assets across the portfolio continues to show strength. We also had 10 upgrades this quarter, as assets ramped up and stabilized. With higher rates and less overall transaction activity in the market, assets that have completed their business plans are staying in our portfolio longer as patient sponsors opt to hold rather than sell into the current conditions. We are also keeping a close eye on Europe and the UK in light of rising inflation, elevated energy costs, and increasing economic uncertainty. Our underwriting process is consistent across borders. Just as in the US, we have been highly selective about sponsorship, real estate quality, and credit in our European lending practices. Our collateral is concentrated in high conviction sectors, and in many cases, the LTVs on these loans are lower relative to similar US transactions. And just as in the U.S., we have seen strong, consistent credit performance in our Europe book. Notwithstanding the macro challenges, the dislocation in Europe today is presenting appealing investment opportunities. This quarter, our primary origination activities were in crossed, diversified pools of European industrial, where vacancy is 1.5% and the rent growth is nearly 20%. Our overall originations this quarter averaged 58% LTV and an all-in yield of 541 over base rates, a high single-digits all-in unlevered return. With the securitization market frozen and banks seeking to reduce their balance sheet exposure, we expect a target-rich environment in the U.S. as well. While regular way transaction flow is more limited given a disconnect between buyers and sellers on valuation, we are starting to see both recapitalizations at reset bases and secondary loan purchase opportunities where we can partner with motivated counterparties to provide liquidity at compelling risk-adjusted returns. Going forward, we expect an increasingly attractive investment environment and we are fortunate to have ample dry powder to address it. Turning to the balance sheet, our liquidity risk management approach and diversification put us on solid footing to address this more volatile but opportunistic environment. Our robust liquidity position today is by design. The result of our actions early in 2022, when seeing hints of dislocation in other corners of the market, we opted to fortify our capital base and slow regular way originations to best position ourselves for what we saw ahead. And from the outset of our business, we have run a matched balance sheet, insulating our performance from term, currency, and interest rate risk. We have diversified sources of corporate and asset-level capital, a material advantage in an environment where much of the market is sidelined. As a premier investor and one of the largest owners of real estate in the world, Blackstone is a trusted partner of the banks. Our track record as a borrower affords us best-in-class terms throughout our business and helps us to secure lending capital as banks consolidate business to their top clients, including a new £1 billion credit facility just this quarter. Looking ahead, much depends on the Fed's management of the delicate balance between inflation and recession. But our navigation of this turbulent market is deeply informed by the unparalleled investment experience and knowledge base of the Blackstone platform, which has a long history of performing for investors through cycles. The XMT's track record, including the last period of severe dislocation in 2020 through today, evidences the results of our positioning. Stable asset and liability performance and highly attractive earnings growth that is rare in today's market. With a floating rate portfolio, our income is still growing. Third quarter average SOFR was 245, and it is already 120 basis points higher at 365 today. For our asset-sensitive portfolio, each incremental 100 basis point increase in rates results in six cents of increased earnings quarterly, all else equal. This powerful earnings dynamic creates meaningful resilience for our business in two ways. First, building book value, which helps insulate against increasing reserves or potential credit issues. And second, ensuring our dividend remains well covered in a wide range of scenarios. Together, these elements strongly support our ability to deliver a reliable overall return to our shareholders, even if credit conditions weaken. Today, the XMT is trading at roughly 88% of book value, 8.5 times PE, and at 10.3% dividend yield. Metrics that we do not believe reflect the resilience of our business model and earnings stream, our long-term credit track record, or the clear differentiation of the Blackstone real estate platform. Our current dividend yield is 620 basis points above the 10-year, well wide of our pre-COVID average, despite our company now having growing earnings, significantly stronger dividend coverage, a high integrity balance sheet with more than double the liquidity, and a performing portfolio that has been reoriented to stand up to today's inflationary pressures. Less than 10% of U.S. stocks today offer yields above the 10-year Treasury rate, and we are paying a dividend yield that is more than 2.5 times that level. We've paid that dividend for 29 consecutive quarters, and we're covering at over 115% today. In a volatile market, current income is key, and BXMT is delivering. With that, I'll turn it over to Tony.

Thank you, Katie, and good morning, everyone. This quarter's results showcase the positive impact of rising rates on BXMT's floating rate loan portfolio with another consecutive quarter of meaningful earnings growth supported by the stability in our book value, portfolio metrics, and capitalization. We reported Gatnet income of $0.60 per share and distributable earnings of $0.71, which is up $0.04 from 2Q and $0.09, or 15%, from 1Q levels. This reflects the positive impact of rising base rates on our 99% performing loan portfolio, continuing to flow through to our bottom line net income. As central banks continue to battle inflation, the market continues to forecast further increases in base rates, which will similarly provide a tailwind to BX&T's earnings. Comparing to 3Q levels, an incremental 100 basis point increase in base rates would generate $0.06 of quarterly earnings per share net of incentive fees, assuming all else equal. Similar to 2Q, our earnings this quarter had no meaningful prepayment income as overall market transaction volume has been muted, and we collected $443 million of repayments across our portfolio. This compares to $697 million of loan funding, leading to a consistent overall portfolio size of $26 billion, and therefore stability in our capital deployed and net interest income generation. As Katie noted, our portfolio credit remains strong with no new impairments or non-accrual loans and a net $937 million of loans upgraded, with 10 risk rating upgrades this quarter outpacing five downgrades. Overall, our total portfolio is currently 89% risk-rated 1, 2, or 3, which reflects the overall strength and stability of our borrowers and collateral assets. We increased our CECL loan loss reserve by $0.07 per share this quarter and $0.13 here today, which amount does not include any specific loan reserves, but rather is reflective of uncertainty in the broader economy and the related potential impact on our loan portfolio over time, as required by the CECL accounting rules. While our CECL reserve does not impact distributable earnings, it does reduce our gap net income and book value per share. Notwithstanding this impact, our book value was still up slightly this quarter to $27.20 as our earnings more than covered our dividend, adding $0.10 to book value. Importantly, excess earnings will grow book value, benefiting our stockholders and offsetting the impact of higher reserves. In addition, in a period when the pound declined by 17% and the euro declined by 14%, we saw virtually no impact on our book value as our local currency financing and programmatic foreign currency hedging offset the asset level currency volatility. Although transaction volume was muted this quarter as new lending activity declined generally across the market, we did close $438 million of new loans at lower than average LTVs and above average spreads. Consistent with our focus on balance sheet and liquidity management, we obtained committed financing for substantially all of the $697 million we funded under new and existing loans this quarter. This is evidence that although we have seen banks pull back amid the choppy market conditions, we remain a favored client with our track record of strong, consistent performance and our portfolio of high-quality, low-leverage assets. Importantly, we have maintained and in many cases strengthened the resiliency of our credit facilities to market downturns. Looking at our total financings outstanding, 64% is either structurally immune from any mark-to-market provisions or is limited to margin calls on defaulted assets only, with no capital markets margin call provisions on any of our financing. With the strong credit performance of our loan portfolio and the stability of our capital structure, we have received zero margin calls in the history of BXMT, including during the challenging market conditions experienced at the peak of the pandemic in 2020. We maintain a term-matched asset level financing structure and have no material corporate debt maturities until 2026, giving us a very stable platform from which to manage our business through more volatile market conditions. Further, we increased liquidity to a record $1.7 billion, a nearly 60% increase from this time last year, giving us capital to deploy opportunistically or reserve to defend our assets should market conditions worsen. In closing, We are pleased to report another quarter of earnings growth driven by rising rates, with the prospect for further growth as this trend continues. We have also considered potential downside scenarios should further rate increases or other market factors lead to any non-performance in our portfolio. Although there is a broad range of potential outcomes given the current market conditions, we believe our superior credit selection and fortified balance sheet will endure, and our strong earnings will continue to provide clear support for our book value and quarterly dividend. In periods of high inflation, we believe that the value generated for investors by dividend income becomes increasingly important, and we look forward to continuing our track record of a reliable and attractive dividend through varied market conditions. With that, I'll ask the operator to open the call to questions.

Thank you. Allow me to inform our audience. If you wish to ask a question, please press star 1 on your device, and please kindly keep it to one question and a follow-up at a time in order to let everyone participate. Should you have any additional follow-up questions, please press star 1 on your device again afterwards to get back in the queue. Thank you. And with that, our first question comes from Don Fundetti from Wells Fargo. Please proceed.

Hi, good morning. Katie, the four office loans that moved to forwarding, I believe, Can you talk a little bit about the quality of the sponsor and do they have, is their view that there's enough equity in the properties? Because I think that's one of the risks in this environment is that values have gone down. So I think you could see property owners more likely to walk away from an asset.

Sure. Thanks, Don. So we downgraded four loans to four this quarter, just 3% of the portfolio, and determined the downgrades were warranted, I think, given the unique headwinds each of the assets faces. In some cases, locations in more challenged markets or sub-markets like DC or Chicago you know, as well as looking at the specific circumstances. I think it is important to note, as I mentioned on the call, all of the assets have had recent sponsored cash commitments, some very material. And so, you know, these really are assets that denote underperformance, but where sponsors are still investing capital and where, you know, we don't expect, you know, we're not looking at impairments, that would be a five rating. I think it's also worth noting we've had eight four-rated loans since COVID, and all have been performing consistently for a two-year period. One actually repaid this quarter. So, you know, when we look at our four-rated loans, we're looking at, you know, an increased risk of underperformance. We're looking at our underrating, what we're seeing in the market. But we do still have committed sponsors in most cases, and we're working towards, you know, either repayments or sales to get these assets, you know, moving on.

Okay. And then my follow-up is just – On net portfolio growth, is this sort of an environment where it's all about defense? There's not going to be much growth, or do you still plan on growing the portfolio?

I think as we look at the investment environment today, there's a lot of really interesting opportunities. But really, we're in the very fortunate position of having a well-invested portfolio that's creating tremendous earnings power and delivering very strong current income. So we're going to have a very high bar for new investments. We obviously are looking at them. But I think that we should expect a strong, well-invested portfolio going forward, but more consistency there. and consistency between originations and repayments to keep that earnings power very stable.

Thank you.

Our second question comes from Doug Harder from Credit Suisse. Doug, please go ahead.

Thanks. In talking about office, can you talk about your willingness or your appetite to look at new office loans and whether you find any new opportunities attractive?

Sure. You know, I think it's going to start from our overall perspective on the market today, which, you know, as I mentioned, is definitely a high bar. I'm thinking a lot about underwriting, you know, debt service coverage, near, medium, long-term, and uses for our capital in more interesting ways, i.e., you know, legacy loan acquisitions, you know, helping the banks reduce some of their exposures. Those types of unique opportunities that we think can generate really outsized risk return profiles. In the office market generally, you know, I think we've been very consistent in that we really see a very strong bifurcation in the market. So new build, well positioned in markets with dynamic tenant demand, pre-leasing, things like that. We would certainly look at opportunities like that. And we really see that as a different part of the market than the segment that sees the most challenges.

And then just to follow up on your comment about legacy loan acquisitions, you know, I guess just How do you kind of get comfortable with someone else's underwriting and just kind of the quality of loans versus something that you've underwritten from the start?

Sure. You know, I think this is where the Blackstone platform really shines. I mean, we have incredibly detailed and up-to-the-minute real-time information on what's going on in markets. We have a great origination team. This business was really born in a period where there were a lot of loan portfolio acquisitions. The GE portfolio acquisition was really formative for the BXMT business generally. And we have, I think, a great capacity to put a SWAT team of really talented people to sort of crawl all over loan portfolios and get a sense of how we view the underwriting in today's environment and really look at the structure, the documentation, and all of that. I think it's something we've done successfully over time, and we're really well positioned today, both from a team and platform information perspective, as well as our relationships with, you know, potential counterparties that might be looking for liquidity.

Great. Thank you.

Our next question comes from Steve Bellamy from GMP Securities. Steve, please.

Good morning, everyone. Good morning. Thanks for the question and congrats on a nice quarter and a very volatile market. Katie, I'd like to ask about repayments. Obviously, things have slowed down, but it works out the 400 and some million worked out to about 7% annualized on the portfolio. How should we think about that going forward? Normally, we would think a bridge loan portfolio would be what, 20, 20, 30% a year in terms of runoff. So just your repay outlook, thanks.

Yeah, absolutely. I mean, I think that, you know, with the way the transaction market is today and looking at all the factors, we definitely expect overall transaction volumes to come down, and that's on the origination side and the repayment side. You know, with the transaction market cooling, some of the deals that would ordinarily have repaid are sticking around longer. In a lot of cases, that's because patient sponsors are doing their sort of hold versus sell analyses, and they just like the hold side better. I think you can see that in our risk ratings. We have more ones and twos today as a percentage than is typical. And in other cases, you know, we're going to have situations where people need a little bit more time to execute their business plans. And because of the way we structure our loans, that's really a great opportunity for us to get more equity in the door to support the business plans, reduce our loan, et cetera. And so, you know, I think over time we'll see a little more stations in the portfolio. But most importantly, as we talked about earlier, you know, the earnings power is really dictated by, you know, the investment level, the deployment of the portfolio. And so, you know, a more stable portfolio is positive from an earnings perspective.

For sure. And those extensions that you have, in addition to getting more cash in from the borrower, do you have a repricing opportunity at that time as well in some cases?

Yeah, we do potentially, you know, and I think that we really look at all of those conversations as new investment decisions where we think, you know, very carefully about the balance of, you know, pricing, terms, structure, new equity coming in, and really bring to bear what I think is a very sophisticated asset management approach and, you know, new information, new underwriting to make sure that we're creating the most value that we can for our shareholders.

Thank you for the comments.

The following question comes from Eric Hagan from . Eric, please go ahead.

Eric, good morning. Hey, good morning. I'm sorry about that. Can you guys talk about the sensitivity of cap rates in the portfolio to rising interest rates and how you see that developing, especially at the short end of the curve and the sensitivity that you see there? Thank you.

Sure. So I think when we think about the rate sensitivity at the short end of the curve, we really look at debt service coverage and the performance of our portfolio. As I mentioned in the remarks, 96% of our loans have either interest rate caps or other very meaningful structural enhancements like carry guarantees. So I think as far as the short end, it's not going to have a material impact on our borrower's ability to pay because there really is a lot of structural enhancement already built into the loan. As we think about cap rates over time, I think it really depends on a number of factors. Obviously, cap rates are related to interest rates. They're also related to growth in the portfolio, growth in NOIs. And we're seeing continued NOI growth in the asset sectors that we've been focused on. You know, inflation-protected sectors like multifamily, hospitality, industrial, things with short-duration leases, even very high-quality offices seeing very strong rent growth. And so, you know, looking at cap rates in the context of growing NOI, obviously, you know, values will be impacted, you know, more so by cap rates going up than if we just had NOI growth. But there's a balance between NOI growth and cap rates, and that's what we really use when we look at the long-term values of our assets. You know, think about the risk in the portfolio. Think about new origination.

Very helpful. Thank you very much.

Our next question comes from Jade Armani from KBW. Jade, please proceed.

Thank you very much for taking the questions. The upcoming portfolio loan maturities, can you speak to that? What do you have expected for the fourth quarter in 2023? and how much of that is office? Does it resemble the overall portfolio mix, or is there any weighting toward office?

Sure.

So I think, you know, worth noting, when we look at the upcoming loan maturities, they're really pretty minimal. It's about 7% of the portfolio over through the end of 2023. So, you know, as we've talked about in past years, most of our loans, you know, we kind of address them well ahead, whether it's because borrowers are executing their business plans and moving on, or, you know, we think about other ways to, you know, have borrowers recommit to their assets. So we don't see upcoming maturities as sort of a very heavy schedule. I would say as far as the specifics, there's a lot of loans that already have plans in place for refi or sale. And on the others, I would refer back to the remarks I made a bit earlier as far as the approach we take with borrowers. In general, we really are willing to reward patient borrowers who are interested in putting more capital in the deals, and that's what we've seen by and large.

Thank you very much. There was a trade piece noting BXMT made a construction loan, $675 million, on what looks like a Class A potential development in downtown Austin. Can you confirm that that's the case, and would that be a fourth quarter origination? Given its construction, I wouldn't assume there's a large amount of upfront funding there.

Yeah, that was actually a second quarter origination. I think the trade picked it up a little later on versus the origination. But, you know, we love that project. That is really going to be a best-in-class asset. And I think it really speaks to our broader focus on flight to quality. You know, we think that the best assets, well-located assets, are going to outperform, whether it's an office or multifamily or hotel. That project is a mixed-use project. It's also a low-leverage construction loan with one of the best sponsors in our portfolio. So, overall, you know, looking at those types of opportunities where we have the opportunity to lend at a low-leverage level on the newest, best quality in the market, you know, we like to see those. But, again, that was a second-quarter deal, and I think we talked about it a bit on the second-quarter call for more detail.

Thank you.

Our final question comes from Steven Loss from Raymond James. Steven, please go ahead.

Hi, good morning. Katie, I would like to start first with maybe how conversations with counterparties, particularly around, you know, the five-rated loan didn't change, so maybe the four-rated bucket. You know, when we see four loans with rating changes, you know, that's an internal metric. You know, how are your current conversations going with your counterparties around credit marks, how are they looking at watch list type assets specifically around office, kind of any discussions with what you're seeing in those questions.

Yeah, I think we maintain a really open and active dialogue with all of our lenders, and they're very involved and up to speed on everything that's going on in the portfolio in real time. I think in general, when you look at our lenders, we have great long-term relationships with them. They trust us to manage the portfolios in the best possible way. They have really well-performing portfolios. And of course, they look at our overall business and we have more income and more liquidity than we've really ever had. And that gives them a strong degree of confidence in us as a borrower and a counterparty. So really have not seen any material change in terms of our dialogue with our lenders.

Thanks, Katie. And then as a follow-up, appreciate the disclosure and commentary around rate caps and structural protection on effectively all of the portfolio. But know can you talk a little bit more details there you know you know where you know where is the weighted average on those weight caps your rate caps how much are in the money you know new originations where are you putting those in and is it a different level than than where those were going into loans uh as far as a spread basis uh um you know a year or two ago any additional color you can provide on the details

Sure, so starting with new originations, we have always adhered to a policy of rate caps on our loans. We're very focused on making sure that we have all the sort of up-to-the-minute structure on the loans that we originate, and that's really been a consistent touchstone of our origination approach over the years, and obviously the same today. I think the rate caps we have in the portfolio, we are seeing more and more of them in the money. They obviously come in at different levels, but I think the credit performance and the interest collection we've is indication of the fact that our structures are working. And we continue to have the rate caps roll. When loans come upon maturity or an interim maturity, borrowers need to buy new rate caps. And we're seeing that or we're seeing other equity come in, more interest reserves, more structural protections. So I think that part of the structure is sort of a key difference in terms of how lenders can weather an environment like this and something that we've been very focused on in our portfolio.

Thanks for the comments this morning. Take care.

Thank you. And now I'll hand it back to Weston Tucker for closing remarks.

Thanks everyone for joining us today and look forward to following up after the call. Thank you.

Thank you for joining everyone. That concludes your conference. You may now disconnect. Please enjoy the rest of your day. Goodbye.