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
Estimated average burden
hours per response: 23.8
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 (x$1000) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
A T & T INC COM 00206R102 2,204 72,922 SH   SOLE   59,703 0 13,219
ABBVIE INC COM 00287Y109 3,304 33,652 SH   SOLE   28,485 0 5,167
AFLAC INC COM 001055102 2,195 60,911 SH   SOLE   50,431 0 10,480
AMERIPRISE FINL COM 03076C106 920 6,132 SH   SOLE   5,427 0 705
AMERISOURCEBERGEN CORP COM 03073E105 360 3,570 SH   SOLE   2,815 0 755
AMGEN INC. COM 031162100 4,725 20,035 SH   SOLE   16,536 0 3,499
ANTHEM INC COM 036752103 1,929 7,334 SH   SOLE   6,113 0 1,221
BRISTOL-MYERS SQUIBB COM 110122108 900 15,313 SH   SOLE   13,201 0 2,112
BROADCOM INC COM 11135F101 3,207 10,160 SH   SOLE   8,797 0 1,363
CARDINAL HEALTH INC COM 14149Y108 527 10,102 SH   SOLE   9,405 0 697
CHEVRON CORP COM 166764100 1,780 19,943 SH   SOLE   16,273 0 3,670
CIGNA CORP COM 125523100 689 3,673 SH   SOLE   2,880 0 793
CISCO SYSTEMS INC COM 17275R102 630 13,499 SH   SOLE   9,068 0 4,431
COGNIZANT TECH SOLU CLASS A COM 192446102 1,421 25,016 SH   SOLE   20,111 0 4,905
COMCAST CORP CLASS A COM 20030N101 234 6,010 SH   SOLE   4,303 0 1,707
CROWN HOLDINGS INC COM 228368106 228 3,501 SH   SOLE   2,452 0 1,049
CUMMINS INC COM 231021106 793 4,578 SH   SOLE   4,170 0 408
CVS HEALTH CORP COM 126650100 3,655 56,261 SH   SOLE   45,296 0 10,965
ENERGY TRANSFER LP COM 29273V100 96 13,448 SH   SOLE   13,448 0 0
ENTERPRISE PRODS PART LP COM 293792107 1,743 95,913 SH   SOLE   81,103 0 14,810
FOOT LOCKER INC COM 344849104 1,045 35,840 SH   SOLE   31,011 0 4,829
GENERAL DYNAMICS CO COM 369550108 1,756 11,747 SH   SOLE   9,770 0 1,977
IBM CORP COM 459200101 1,701 14,086 SH   SOLE   11,452 0 2,634
INTEL CORP COM 458140100 2,191 36,620 SH   SOLE   33,485 0 3,135
J M SMUCKER CO COM 832696405 1,332 12,587 SH   SOLE   10,497 0 2,090
JOHNSON & JOHNSON COM 478160104 3,126 22,229 SH   SOLE   18,611 0 3,618
LADDER CAP CORP REIT COM 505743104 141 17,396 SH   SOLE   17,396 0 0
MEREDITH CORP COM 589433101 2,031 139,619 SH   SOLE   119,390 0 20,229
MICROCHIP TECHNOLOGY COM 595017104 253 2,401 SH   SOLE   2,401 0 0
MSC INDL DIRECT INC CLASS A COM 553530106 700 9,620 SH   SOLE   8,390 0 1,230
OMEGA HLTHCARE INVTS REIT COM 681936100 4,842 162,868 SH   SOLE   137,956 0 24,912
ORACLE CORP COM 68389X105 1,718 31,084 SH   SOLE   21,824 0 9,260
PENSKE AUTOMOTIVE GR COM 70959W103 1,147 29,633 SH   SOLE   25,053 0 4,580
PFIZER INC COM 717081103 2,546 77,852 SH   SOLE   65,350 0 12,502
PRINCIPAL FINL COM 74251V102 1,716 41,307 SH   SOLE   36,609 0 4,698
PRUDENTIAL FINL COM 744320102 395 6,492 SH   SOLE   6,255 0 237
RAYTHEON TECHNOLOGIES CO COM 75513E101 1,090 17,690 SH   SOLE   13,930 0 3,760
ROYAL BANK OF CANADA F COM 780087102 882 13,016 SH   SOLE   12,186 0 830
STORE CAPITAL CORP REIT COM 862121100 454 19,059 SH   SOLE   17,789 0 1,270
UNITED PARCEL SRVC CLASS B COM 911312106 1,365 12,278 SH   SOLE   9,859 0 2,419
VENTAS INC REIT COM 92276F100 400 10,921 SH   SOLE   8,536 0 2,385
VERIZON COMMUNICATN COM 92343V104 533 9,664 SH   SOLE   7,282 0 2,382
WHIRLPOOL CORP COM 963320106 1,333 10,294 SH   SOLE   9,359 0 935