PL\SQL Brain Flatulence - Unexpected End of SQL Command

    'select A_PARM, B_PARM from web_question

      where activity_oid in (184,267)
      and item_id =
      (select substr(instructions,2,16) from question_defn where
instructions like ''%ESP_RC%''
             and oid =
             (select question_defn_oid from question where oid =

Connecting to the database prdrepsvc.
ORA-00921: unexpected end of SQL command

The quotes around ''%ESP_RC%'' are two single quotes at the start and two single quotes at the end, but the program thinks it's the end of the entire statement. Obviously single quote/single quote won't compile.

Experiencing brain freeze here.

Suggestions (answers)?