These can include higher rents, stronger tenant relationships,and better sales values over time. "Two thousand and seven wasundeniably the year of green," said keynote speaker Mark Hansen,senior vice president-value added conversions, AMB Property Corp."Interest in LEED certification exploded. It also was a year of[another type of] green--there was a lot of cheap money." Lastyear, however, saw a major shift, with new development scarce.

"Now the real interest is in existing portfolios," said BrennaWalraven, managing director and national property managementportfolio manager for USAA Real Estate. "The real focus is on theoperating expense side."

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