Levitan

Everyone, I wanna propose a toast to ten great years at Rick Barr Properties.

George

Uh, Rick..

Levitan

And all the people in this room, (clears throat) that made that possible..

George

Rick.

Levitan

I'd also like to welcome back into the fold our..our little shrimpy friend, George Costanza who, although he didn't really have a very good year -- how you blew that McConnell deal, I'll never know. But, hey, what the hell, huh? We've always enjoyed his antics around the office. Heh heh. Anything you wanna add to this?