1) Strategy & Leadership
- VICI Properties continues to focus on growth through relationship building, emphasizing long-term partnerships over transactional approaches.
- The company recently established a partnership with Club Med, marking its first build-to-suit investment and first property acquisition in the Caribbean.
- VICI's strategy includes understanding partners' financial, strategic, and cultural needs to foster future investments, as demonstrated by their $75 million investment in the Carambola Beach Resort in St. Croix.

2) Financial & Segment Results
- For Q2 2026, VICI reported an AFFO per share of $0.62, a 4.6% increase from $0.60 in Q2 2025.
- The total debt stands at $17.2 billion, with a net debt to annualized adjusted EBITDA ratio of approximately 4.9 times, below the target range of 5.0 to 5.5 times.
- The company has $2.5 billion in total liquidity, including $288 million in cash and $2.2 billion available under its revolving credit facility.
- Updated AFFO guidance for 2026 is projected between $2.675 billion and $2.695 billion, or $2.45 to $2.47 per diluted share, reflecting a 3.4% YoY growth at the midpoint.

3) Operational Plans & Market Trends
- VICI is optimistic about the Las Vegas market, noting that Strip gaming revenue is ahead of last year, with strong room rates and a diversified demand landscape due to new attractions and events.
- The company has added three new tenants (Clairvest, Golden Entertainment, and Club Med), enhancing its portfolio with experienced operators.
- VICI is exploring further build-to-suit structures, similar to the Club Med deal, as a growth strategy in the net lease sector.

4) Problems / Headwinds
- The company is monitoring potential M&A activity in the regional gaming sector, particularly with Churchill Downs looking to sell regional properties, which may present both opportunities and challenges.
- Conversations with tenants have remained positive despite the changing landscape, but there is an ongoing need to navigate the complexities of tenant operations and market conditions.
- The competitive landscape for convention facilities in other cities is growing, but VICI maintains confidence in Las Vegas's established superiority as a convention destination.

5) Guidance & Outlook / Investor Angle
- VICI's focus remains on long-term growth through strategic partnerships and investments, with continued emphasis on understanding tenant needs.
- The company is cautious about share repurchases, preferring to invest in higher-return opportunities like the Club Med redevelopment.
- Future acquisitions and developments are expected to align with VICI's strategy of enhancing its portfolio while maintaining strong financial health.

Bottom line: VICI Properties is strategically positioned for growth through strong partnerships and a robust financial foundation, with a positive outlook for continued AFFO growth and expansion in key markets, particularly Las Vegas and the Caribbean.