Andrew Warren currently serves as the Director of Real Estate Research for PwC, where he is responsible for monitoring and interpreting changes and conditions in the commercial and residential real estate markets for our clients. Anita Kramer is Senior Vice President, ULI Center for Capital Markets and Real Estate. In this position she directs and manages Emerging Trends Americas and Emerging Trends Asia Pacific, as well as provide global oversight for all Emerging Trends activities, including Emerging Trends Europe. Hugh F. Kelly, PhD, CRE is an economic consultant working in the commercial real estate field since 1978.