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 2,365 70,577 SH   SOLE   56,951 0 13,626
ABBVIE INC COM 00287Y109 2,698 37,095 SH   SOLE   31,760 0 5,335
AFLAC INC COM 001055102 4,836 88,236 SH   SOLE   75,154 0 13,082
AMERIPRISE FINL COM 03076C106 1,702 11,725 SH   SOLE   11,020 0 705
AMERISOURCEBERGEN CORP COM 03073E105 1,017 11,932 SH   SOLE   10,982 0 950
AMGEN INC. COM 031162100 4,185 22,708 SH   SOLE   18,663 0 4,045
ANTHEM INC COM 036752103 3,195 11,320 SH   SOLE   9,850 0 1,470
APPLE INC COM 037833100 7,219 36,473 SH   SOLE   30,648 0 5,825
BRINKER INTL INC COM 109641100 330 8,385 SH   SOLE   7,640 0 745
BROADCOM INC COM 11135F101 3,286 11,415 SH   SOLE   10,210 0 1,205
CARDINAL HEALTH INC COM 14149Y108 375 7,958 SH   SOLE   7,768 0 190
CHEVRON CORP COM 166764100 3,275 26,317 SH   SOLE   22,004 0 4,313
CIGNA CORP COM 125523100 665 4,218 SH   SOLE   3,469 0 749
CISCO SYSTEMS INC COM 17275R102 2,127 38,855 SH   SOLE   34,222 0 4,633
COGNIZANT TECH SOLU CLASS A COM 192446102 2,732 43,097 SH   SOLE   36,992 0 6,105
CUMMINS INC COM 231021106 1,630 9,514 SH   SOLE   9,264 0 250
CVS HEALTH CORP COM 126650100 3,430 62,954 SH   SOLE   52,784 0 10,170
DICKS SPORTING GOODS COM 253393102 508 14,680 SH   SOLE   14,680 0 0
DIGITAL REALTY TRUST COM 253868103 313 2,660 SH   SOLE   2,550 0 110
EATON CORP PLC F COM G29183103 1,107 13,291 SH   SOLE   12,866 0 425
ENERGY TRANSFER LP COM 29273V100 183 13,002 SH   SOLE   13,002 0 0
FOOT LOCKER INC COM 344849104 2,280 54,387 SH   SOLE   47,443 0 6,944
GENERAL MILLS INC COM 370334104 1,791 34,106 SH   SOLE   27,501 0 6,605
IBM CORP COM 459200101 1,751 12,701 SH   SOLE   10,118 0 2,583
INGERSOLL RAND PLC F COM G47791101 383 3,020 SH   SOLE   0 0 3,020
INTEL CORP COM 458140100 1,910 39,898 SH   SOLE   36,335 0 3,563
J M SMUCKER CO COM 832696405 1,044 9,063 SH   SOLE   6,873 0 2,190
JOHNSON & JOHNSON COM 478160104 4,071 29,227 SH   SOLE   25,312 0 3,915
KIMBERLY-CLARK CORP COM 494368103 536 4,022 SH   SOLE   3,747 0 275
MEREDITH CORP COM 589433101 4,372 79,412 SH   SOLE   68,759 0 10,653
MICROCHIP TECHNOLOGY COM 595017104 215 2,485 SH   SOLE   2,485 0 0
NEXTERA ENERGY INC COM 65339F101 704 3,435 SH   SOLE   3,310 0 125
OMEGA HLTHCARE INVTS REIT COM 681936100 4,333 117,905 SH   SOLE   101,340 0 16,565
ORACLE CORP COM 68389X105 2,962 51,990 SH   SOLE   41,545 0 10,445
PENSKE AUTOMOTIVE GR COM 70959W103 2,241 47,388 SH   SOLE   42,034 0 5,354
PEPSICO INC COM 713448108 1,518 11,576 SH   SOLE   9,328 0 2,248
PFIZER INC COM 717081103 3,756 86,708 SH   SOLE   71,818 0 14,890
PRINCIPAL FINL COM 74251V102 1,543 26,640 SH   SOLE   21,735 0 4,905
QUALCOMM INC COM 747525103 4,244 55,790 SH   SOLE   46,945 0 8,845
ROYAL BANK OF CANADA F COM 780087102 706 8,897 SH   SOLE   8,007 0 890
STORE CAPITAL CORP REIT COM 862121100 645 19,440 SH   SOLE   18,170 0 1,270
TANGER FCTRY OUTLET REIT COM 875465106 3,881 239,413 SH   SOLE   208,668 0 30,745
TARGET CORP COM 87612E106 1,492 17,228 SH   SOLE   13,953 0 3,275
UNITED PARCEL SRVC CLASS B COM 911312106 1,405 13,609 SH   SOLE   11,089 0 2,520
UNITED TECHNOLOGIES COM 913017109 3,572 27,433 SH   SOLE   23,023 0 4,410
VENTAS INC REIT COM 92276F100 857 12,542 SH   SOLE   9,867 0 2,675
VERIZON COMMUNICATN COM 92343V104 741 12,968 SH   SOLE   10,088 0 2,880
VISA INC CLASS A COM 92826C839 9,001 51,866 SH   SOLE   43,262 0 8,604