The Securities and Exchange Commission has not necessarily reviewed the information in this filing and has not determined if it is accurate and complete.
The reader should not assume that the information is accurate and complete.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 13F

FORM 13F INFORMATION TABLE
OMB APPROVAL
OMB Number: 3235-0006
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COLUMN 1 COLUMN 2 COLUMN 3 COLUMN 4 COLUMN 5 COLUMN 6 COLUMN 7 COLUMN 8
VALUE SHRS OR SH/ PUT/ INVESTMENT OTHER VOTING AUTHORITY
NAME OF ISSUER TITLE OF CLASS CUSIP FIGI (to the nearest dollar) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
3M CO COM 88579Y101   1,665,977 16,303 SH   SOLE   14,195 0 2,108
ABBVIE INC COM 00287Y109   4,916,106 28,662 SH   SOLE   24,965 0 3,697
ALTRIA GROUP INC COM 02209S103   4,203,081 92,274 SH   SOLE   85,284 0 6,990
AMGEN INC COM 031162100   5,365,391 17,172 SH   SOLE   14,958 0 2,214
ASSURANT INC COM 04621X108   1,022,356 6,150 SH   SOLE   5,177 0 973
BRISTOL-MYERS SQUIBB CO COM 110122108   1,710,621 41,190 SH   SOLE   39,217 0 1,973
CISCO SYS INC COM 17275R102   1,169,649 24,619 SH   SOLE   19,433 0 5,186
COMCAST CORP NEW CL A 20030N101   1,012,956 25,867 SH   SOLE   24,724 0 1,143
CUMMINS INC COM 231021106   1,564,329 5,649 SH   SOLE   5,228 0 421
EASTMAN CHEM CO COM 277432100   773,179 7,892 SH   SOLE   5,373 0 2,519
GENERAL MLS INC COM 370334104   386,582 6,111 SH   SOLE   6,111 0 0
SMUCKER J M CO COM NEW 832696405   1,127,583 10,341 SH   SOLE   8,976 0 1,365
MEDICAL PPTYS TRUST INC COM 58463J304   1,246,392 289,186 SH   SOLE   289,186 0 0
NATIONAL FUEL GAS CO COM 636180101   357,925 6,605 SH   SOLE   6,605 0 0
OMNICOM GROUP INC COM 681919106   630,322 7,027 SH   SOLE   7,027 0 0
REALTY INCOME CORP COM 756109104   1,006,538 19,056 SH   SOLE   15,069 0 3,987
SOLVENTUM CORP COM SHS 83444M101   211,573 4,001 SH   SOLE   3,475 0 526
AES CORP COM 00130H105   190,775 10,858 SH   SOLE   10,858 0 0
TRUIST FINL CORP COM 89832Q109   2,803,299 72,157 SH   SOLE   71,267 0 890
UGI CORP NEW COM 902681105   2,952,337 128,923 SH   SOLE   117,868 0 11,055
VERIZON COMMUNICATIONS INC COM 92343V104   1,765,814 42,818 SH   SOLE   33,594 0 9,224
WALGREENS BOOTS ALLIANCE INC COM 931427108   122,099 10,095 SH   SOLE   10,095 0 0
AFLAC INC COM 001055102   4,165,803 46,644 SH   SOLE   40,054 0 6,590
AT&T INC COM 00206R102   2,001,693 104,746 SH   SOLE   102,515 0 2,231
BROADCOM INC COM 11135F101   5,816,792 3,623 SH   SOLE   3,277 0 346
CHEVRON CORP NEW COM 166764100   2,387,165 15,261 SH   SOLE   13,281 0 1,980
GENERAL DYNAMICS CORP COM 369550108   2,445,590 8,429 SH   SOLE   6,879 0 1,550
INTERNATIONAL BUSINESS MACHS COM 459200101   2,694,561 15,580 SH   SOLE   14,673 0 907
JOHNSON & JOHNSON COM 478160104   1,907,865 13,053 SH   SOLE   10,420 0 2,633
KENVUE INC COM 49177J102   771,468 42,435 SH   SOLE   41,480 0 955
OGE ENERGY CORP COM 670837103   1,522,355 42,643 SH   SOLE   37,570 0 5,073
OMEGA HEALTHCARE INVS INC COM 681936100   4,433,909 129,457 SH   SOLE   112,942 0 16,515
SKYWORKS SOLUTIONS INC COM 83088M102   3,904,693 36,636 SH   SOLE   32,565 0 4,071
WHIRLPOOL CORP COM 963320106   1,082,094 10,588 SH   SOLE   10,111 0 477
BORGWARNER INC COM 099724106   1,015,698 31,498 SH   SOLE   31,298 0 200
COGNIZANT TECHNOLOGY SOLUTIO CL A 192446102   1,522,467 22,389 SH   SOLE   19,239 0 3,150
CVS HEALTH CORP COM 126650100   2,832,521 47,960 SH   SOLE   40,955 0 7,005
ELEVANCE HEALTH INC COM 036752103   3,495,328 6,451 SH   SOLE   5,671 0 780
FEDEX CORP COM 31428X106   1,575,874 5,256 SH   SOLE   5,065 0 191
GLOBAL PMTS INC COM 37940X102   818,191 8,461 SH   SOLE   8,461 0 0
MAGNA INTL INC COM 559222401   804,689 19,205 SH   SOLE   19,205 0 0
THE CIGNA GROUP COM 125523100   2,162,863 6,543 SH   SOLE   5,329 0 1,214
RTX CORPORATION COM 75513E101   1,128,005 11,236 SH   SOLE   8,826 0 2,410
AMAZON COM INC COM 023135106   2,235,992 11,570 SH   SOLE   10,790 0 780
ASTRAZENECA PLC SPONSORED ADR 046353108   1,543,947 20,140 SH   SOLE   17,235 0 2,905
CENCORA INC COM 03073E105   2,468,162 10,955 SH   SOLE   9,826 0 1,129
CROWN HLDGS INC COM 228368106   504,736 6,785 SH   SOLE   6,069 0 716
EBAY INC. COM 278642103   1,242,612 23,139 SH   SOLE   21,634 0 1,505
SIMON PPTY GROUP INC NEW COM 828806109   409,253 2,696 SH   SOLE   2,696 0 0
AMERIPRISE FINL INC COM 03076C106   3,806,051 8,910 SH   SOLE   8,316 0 594
FOOT LOCKER INC COM 344849104   687,717 27,597 SH   SOLE   25,737 0 1,860
JPMORGAN CHASE & CO. COM 46625H100   263,140 1,301 SH   SOLE   1,301 0 0
LOCKHEED MARTIN CORP COM 539830109   404,425 866 SH   SOLE   839 0 27
ENTERPRISE PRODS PARTNERS L COM 293792107   2,115,888 73,012 SH   SOLE   63,867 0 9,145
MICROCHIP TECHNOLOGY INC. COM 595017104   353,949 3,868 SH   SOLE   3,868 0 0
NETAPP INC COM 64110D104   605,102 4,698 SH   SOLE   4,698 0 0
POLARIS INC COM 731068102   230,701 2,946 SH   SOLE   2,946 0 0
UNITED RENTALS INC COM 911363109   759,055 1,174 SH   SOLE   1,174 0 0
WESTERN UN CO COM 959802109   223,553 18,294 SH   SOLE   17,754 0 540
CARDINAL HEALTH INC COM 14149Y108   1,158,996 11,788 SH   SOLE   11,608 0 180
ROYAL BK CDA COM 780087102   1,236,348 11,622 SH   SOLE   10,994 0 628
ARCHER DANIELS MIDLAND CO COM 039483102   365,178 6,041 SH   SOLE   5,198 0 843
WILLIAMS SONOMA INC COM 969904101   233,238 826 SH   SOLE   826 0 0
RAYMOND JAMES FINL INC COM 754730109   309,025 2,500 SH   SOLE   2,017 0 483
TARGET CORP COM 87612E106   200,890 1,357 SH   SOLE   1,262 0 95
IRON MTN INC DEL COM 46284V101   393,163 4,387 SH   SOLE   4,387 0 0
ENBRIDGE INC COM 29250N105   290,557 8,164 SH   SOLE   8,164 0 0
PHILIP MORRIS INTL INC COM 718172109   497,530 4,910 SH   SOLE   4,910 0 0
CATERPILLAR INC COM 149123101   294,794 885 SH   SOLE   885 0 0
MEDTRONIC PLC SHS G5960L103   256,107 3,254 SH   SOLE   3,254 0 0
NXP SEMICONDUCTORS N V COM N6596X109   221,461 823 SH   SOLE   823 0 0
TIMKEN CO COM 887389104   444,802 5,551 SH   SOLE   5,551 0 0
CENTENE CORP DEL COM 15135B101   264,338 3,987 SH   SOLE   3,987 0 0
JABIL INC COM 466313103   392,942 3,612 SH   SOLE   3,612 0 0
HCA HEALTHCARE INC COM 40412C101   293,971 915 SH   SOLE   915 0 0
INNOVATIVE INDL PPTYS INC COM 45781V101   263,766 2,415 SH   SOLE   2,415 0 0
ALIBABA GROUP HLDG LTD SPONSORED ADS 01609W102   277,776 3,858 SH   SOLE   3,858 0 0
BERRY GLOBAL GROUP INC COM 08579W103   229,103 3,893 SH   SOLE   3,893 0 0
LEAR CORP COM NEW 521865204   231,161 2,024 SH   SOLE   2,024 0 0