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
AMAZON COM INC COM 023135106   1,587,718 8,521 SH   SOLE   7,741 0 780
3M CO COM 88579Y101   2,185,331 15,986 SH   SOLE   13,878 0 2,108
ABBVIE INC COM 00287Y109   5,188,645 26,274 SH   SOLE   22,577 0 3,697
ALTRIA GROUP INC COM 02209S103   4,728,709 92,647 SH   SOLE   85,524 0 7,123
AMGEN INC COM 031162100   5,403,139 16,769 SH   SOLE   14,625 0 2,144
ASSURANT INC COM 04621X108   1,459,760 7,341 SH   SOLE   6,273 0 1,068
BRISTOL-MYERS SQUIBB CO COM 110122108   2,143,485 41,428 SH   SOLE   38,802 0 2,626
CISCO SYS INC COM 17275R102   1,337,898 25,139 SH   SOLE   19,953 0 5,186
COMCAST CORP NEW CL A 20030N101   1,154,987 27,651 SH   SOLE   26,344 0 1,307
CONAGRA BRANDS INC COM 205887102   208,843 6,422 SH   SOLE   6,422 0 0
CUMMINS INC COM 231021106   1,879,868 5,806 SH   SOLE   5,385 0 421
EASTMAN CHEM CO COM 277432100   877,964 7,842 SH   SOLE   5,323 0 2,519
GENERAL MLS INC COM 370334104   451,297 6,111 SH   SOLE   6,111 0 0
SMUCKER J M CO COM NEW 832696405   1,278,574 10,558 SH   SOLE   9,193 0 1,365
MEDICAL PPTYS TRUST INC COM 58463J304   1,397,822 238,944 SH   SOLE   238,944 0 0
NATIONAL FUEL GAS CO COM 636180101   1,561,556 25,764 SH   SOLE   23,600 0 2,164
OMNICOM GROUP INC COM 681919106   700,260 6,773 SH   SOLE   6,773 0 0
REALTY INCOME CORP COM 756109104   1,713,482 27,018 SH   SOLE   22,737 0 4,281
AES CORP COM 00130H105   217,811 10,858 SH   SOLE   10,858 0 0
TRAVELERS COMPANIES INC COM 89417E109   221,243 945 SH   SOLE   945 0 0
TRUIST FINL CORP COM 89832Q109   3,050,442 71,322 SH   SOLE   70,432 0 890
UGI CORP NEW COM 902681105   3,339,110 133,458 SH   SOLE   122,403 0 11,055
VERIZON COMMUNICATIONS INC COM 92343V104   2,041,743 45,463 SH   SOLE   36,086 0 9,377
AFLAC INC COM 001055102   5,190,364 46,425 SH   SOLE   40,055 0 6,370
AT&T INC COM 00206R102   2,521,574 114,617 SH   SOLE   111,917 0 2,700
BROADCOM INC COM 11135F101   6,238,861 36,167 SH   SOLE   32,707 0 3,460
CHEVRON CORP NEW COM 166764100   2,278,878 15,474 SH   SOLE   13,494 0 1,980
INTERNATIONAL BUSINESS MACHS COM 459200101   3,399,547 15,377 SH   SOLE   14,470 0 907
JOHNSON & JOHNSON COM 478160104   2,125,175 13,114 SH   SOLE   10,481 0 2,633
KENVUE INC COM 49177J102   939,009 40,597 SH   SOLE   40,035 0 562
OGE ENERGY CORP COM 670837103   1,749,216 42,643 SH   SOLE   37,570 0 5,073
OMEGA HEALTHCARE INVS INC COM 681936100   5,190,151 127,522 SH   SOLE   111,007 0 16,515
PFIZER INC COM 717081103   326,443 11,280 SH   SOLE   10,608 0 672
SKYWORKS SOLUTIONS INC COM 83088M102   3,534,744 35,788 SH   SOLE   31,717 0 4,071
WHIRLPOOL CORP COM 963320106   1,701,728 15,904 SH   SOLE   15,128 0 776
GENERAL DYNAMICS CORP COM 369550108   2,381,034 7,879 SH   SOLE   6,374 0 1,505
RTX CORPORATION COM 75513E101   1,346,262 11,111 SH   SOLE   8,701 0 2,410
THE CIGNA GROUP COM 125523100   2,205,741 6,367 SH   SOLE   5,153 0 1,214
AMDOCS LTD SHS G02602103   1,038,738 11,874 SH   SOLE   10,604 0 1,270
ASTRAZENECA PLC SPONSORED ADR 046353108   1,588,579 20,139 SH   SOLE   17,234 0 2,905
BORGWARNER INC COM 099724106   1,697,993 46,887 SH   SOLE   43,720 0 3,167
CENCORA INC COM 03073E105   2,433,565 10,812 SH   SOLE   9,683 0 1,129
CROWN HLDGS INC COM 228368106   641,821 6,694 SH   SOLE   5,898 0 796
EBAY INC. COM 278642103   1,442,259 22,153 SH   SOLE   20,648 0 1,505
ELEVANCE HEALTH INC COM 036752103   3,308,067 6,362 SH   SOLE   5,582 0 780
MAGNA INTL INC COM 559222401   877,805 21,389 SH   SOLE   21,187 0 202
SUPER MICRO COMPUTER INC COM 86800U104   1,813,838 4,356 SH   SOLE   3,856 0 500
AMERIPRISE FINL INC COM 03076C106   4,010,087 8,536 SH   SOLE   7,942 0 594
COGNIZANT TECHNOLOGY SOLUTIO CL A 192446102   1,713,604 22,203 SH   SOLE   19,153 0 3,050
GLOBAL PMTS INC COM 37940X102   858,202 8,379 SH   SOLE   8,379 0 0
JPMORGAN CHASE & CO. COM 46625H100   271,799 1,289 SH   SOLE   1,289 0 0
LOCKHEED MARTIN CORP COM 539830109   421,363 721 SH   SOLE   721 0 0
ENTERPRISE PRODS PARTNERS L COM 293792107   2,149,220 73,831 SH   SOLE   64,686 0 9,145
FEDEX CORP COM 31428X106   1,336,610 4,884 SH   SOLE   4,693 0 191
MICROCHIP TECHNOLOGY INC. COM 595017104   301,302 3,753 SH   SOLE   3,753 0 0
NETAPP INC COM 64110D104   484,443 3,922 SH   SOLE   3,922 0 0
POLARIS INC COM 731068102   244,642 2,939 SH   SOLE   2,939 0 0
UNITED RENTALS INC COM 911363109   890,445 1,100 SH   SOLE   1,100 0 0
WESTERN UN CO COM 959802109   217,066 18,195 SH   SOLE   17,089 0 1,106
CARDINAL HEALTH INC COM 14149Y108   1,244,676 11,262 SH   SOLE   11,082 0 180
ROYAL BK CDA COM 780087102   1,413,066 11,329 SH   SOLE   10,701 0 628
SIMON PPTY GROUP INC NEW COM 828806109   448,917 2,656 SH   SOLE   2,656 0 0
ARCHER DANIELS MIDLAND CO COM 039483102   337,352 5,647 SH   SOLE   4,804 0 843
WILLIAMS SONOMA INC COM 969904101   255,928 1,652 SH   SOLE   1,652 0 0
RAYMOND JAMES FINL INC COM 754730109   267,330 2,183 SH   SOLE   1,700 0 483
TARGET CORP COM 87612E106   211,502 1,357 SH   SOLE   1,262 0 95
IRON MTN INC DEL COM 46284V101   521,307 4,387 SH   SOLE   4,387 0 0
ENBRIDGE INC COM 29250N105   331,540 8,164 SH   SOLE   8,164 0 0
PHILIP MORRIS INTL INC COM 718172109   596,074 4,910 SH   SOLE   4,910 0 0
CATERPILLAR INC COM 149123101   288,647 738 SH   SOLE   738 0 0
TIMKEN CO COM 887389104   490,484 5,819 SH   SOLE   5,819 0 0
CENTENE CORP DEL COM 15135B101   300,141 3,987 SH   SOLE   3,987 0 0
JABIL INC COM 466313103   432,821 3,612 SH   SOLE   3,612 0 0
HCA HEALTHCARE INC COM 40412C101   371,883 915 SH   SOLE   915 0 0
INNOVATIVE INDL PPTYS INC COM 45781V101   325,059 2,415 SH   SOLE   2,415 0 0
ALIBABA GROUP HLDG LTD SPONSORED ADS 01609W102   409,411 3,858 SH   SOLE   3,858 0 0
BERRY GLOBAL GROUP INC COM 08579W103   264,646 3,893 SH   SOLE   3,893 0 0
LEAR CORP COM NEW 521865204   220,920 2,024 SH   SOLE   2,024 0 0