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 2,055 72,094 SH   SOLE   59,524 0 12,570
ABBVIE INC COM 00287Y109 2,875 32,827 SH   SOLE   27,785 0 5,042
AFLAC INC COM 001055102 2,187 60,156 SH   SOLE   49,756 0 10,400
ALEXION PHARMA INC COM 015351109 1,553 13,574 SH   SOLE   11,049 0 2,525
AMERIPRISE FINL COM 03076C106 947 6,146 SH   SOLE   5,441 0 705
AMERISOURCEBERGEN CORP COM 03073E105 337 3,474 SH   SOLE   2,719 0 755
AMGEN INC. COM 031162100 4,952 19,485 SH   SOLE   16,105 0 3,380
ANTHEM INC COM 036752103 1,938 7,214 SH   SOLE   6,013 0 1,201
BRINKER INTL INC COM 109641100 204 4,786 SH   SOLE   4,396 0 390
BRISTOL-MYERS SQUIBB COM 110122108 920 15,260 SH   SOLE   13,209 0 2,051
BROADCOM INC COM 11135F101 3,636 9,981 SH   SOLE   8,688 0 1,293
CARDINAL HEALTH INC COM 14149Y108 445 9,486 SH   SOLE   9,130 0 356
CHEVRON CORP COM 166764100 1,386 19,251 SH   SOLE   15,726 0 3,525
CIGNA CORP COM 125523100 618 3,646 SH   SOLE   2,853 0 793
CISCO SYSTEMS INC COM 17275R102 498 12,648 SH   SOLE   8,268 0 4,380
COGNIZANT TECH SOLU CLASS A COM 192446102 1,715 24,712 SH   SOLE   19,872 0 4,840
COMCAST CORP CLASS A COM 20030N101 270 5,832 SH   SOLE   4,125 0 1,707
CROWN HOLDINGS INC COM 228368106 260 3,382 SH   SOLE   2,333 0 1,049
CUMMINS INC COM 231021106 878 4,159 SH   SOLE   3,845 0 314
CVS HEALTH CORP COM 126650100 3,224 55,213 SH   SOLE   44,838 0 10,375
ENERGY TRANSFER LP COM 29273V100 55 10,116 SH   SOLE   10,116 0 0
ENTERPRISE PRODS PART LP COM 293792107 1,467 92,897 SH   SOLE   78,897 0 14,000
FEDEX CORP COM 31428X106 357 1,420 SH   SOLE   1,420 0 0
FOOT LOCKER INC COM 344849104 1,145 34,670 SH   SOLE   30,206 0 4,464
GENERAL DYNAMICS CO COM 369550108 1,586 11,460 SH   SOLE   9,508 0 1,952
IBM CORP COM 459200101 1,696 13,939 SH   SOLE   11,420 0 2,519
INTEL CORP COM 458140100 1,879 36,294 SH   SOLE   33,159 0 3,135
J M SMUCKER CO COM 832696405 1,444 12,497 SH   SOLE   10,407 0 2,090
JOHNSON & JOHNSON COM 478160104 3,219 21,621 SH   SOLE   18,128 0 3,493
LADDER CAP CORP REIT COM 505743104 124 17,396 SH   SOLE   17,396 0 0
MEREDITH CORP COM 589433101 1,757 133,954 SH   SOLE   114,777 0 19,177
MICROCHIP TECHNOLOGY COM 595017104 247 2,401 SH   SOLE   2,401 0 0
MSC INDL DIRECT INC CLASS A COM 553530106 601 9,504 SH   SOLE   8,274 0 1,230
OMEGA HLTHCARE INVTS REIT COM 681936100 4,765 159,136 SH   SOLE   135,045 0 24,091
ORACLE CORP COM 68389X105 1,827 30,605 SH   SOLE   21,460 0 9,145
PENSKE AUTOMOTIVE GR COM 70959W103 1,381 28,973 SH   SOLE   24,753 0 4,220
PFIZER INC COM 717081103 2,788 75,961 SH   SOLE   63,829 0 12,132
PRINCIPAL FINL COM 74251V102 1,642 40,774 SH   SOLE   36,386 0 4,388
PRUDENTIAL FINL COM 744320102 394 6,208 SH   SOLE   6,130 0 78
RAYTHEON TECHNOLOGIES CO COM 75513E101 997 17,326 SH   SOLE   13,616 0 3,710
ROYAL BANK OF CANADA F COM 780087102 855 12,184 SH   SOLE   11,556 0 628
SNAP ON INC COM 833034101 1,505 10,232 SH   SOLE   8,328 0 1,904
STORE CAPITAL CORP REIT COM 862121100 523 19,059 SH   SOLE   17,789 0 1,270
UNITED PARCEL SRVC CLASS B COM 911312106 1,999 11,996 SH   SOLE   9,734 0 2,262
VENTAS INC REIT COM 92276F100 440 10,481 SH   SOLE   8,096 0 2,385
VERIZON COMMUNICATN COM 92343V104 546 9,175 SH   SOLE   7,072 0 2,103
WHIRLPOOL CORP COM 963320106 1,870 10,169 SH   SOLE   9,344 0 825