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
AGNC INVT CORP COM 00123Q104 40,337 2,899,890 SH   SOLE   2,603,243 0 296,647
AMERICAN EXPRESS CO COM 025816109 60,740 605,884 SH   SOLE   548,063 0 57,821
AMERISOURCEBERGEN CORP COM 03073E105 54,102 558,208 SH   SOLE   505,007 0 53,201
BOOKING HOLDINGS INC COM 09857L108 30,426 17,786 SH   SOLE   15,519 0 2,267
CIMAREX ENERGY CO COM 171798101 17,370 713,952 SH   SOLE   646,685 0 67,267
CISCO SYS INC COM 17275R102 53,297 1,353,060 SH   SOLE   1,227,684 0 125,376
CONOCOPHILLIPS COM 20825C104 26,584 809,487 SH   SOLE   730,125 0 79,362
DISCOVERY INC COM SER C 25470F302 42,157 2,150,886 SH   SOLE   1,946,751 0 204,135
EMPIRE ST RLTY TR INC CL A 292104106 25,555 4,175,593 SH   SOLE   3,728,272 0 447,321
EXELON CORP COM 30161N101 50,597 1,414,893 SH   SOLE   1,284,092 0 130,801
EXXON MOBIL CORP COM 30231G102 37,168 1,082,663 SH   SOLE   979,269 0 103,394
FACEBOOK INC CL A 30303M102 30,252 115,511 SH   SOLE   104,917 0 10,594
GENERAL DYNAMICS CORP COM 369550108 54,515 393,807 SH   SOLE   358,312 0 35,495
GLAXOSMITHKLINE PLC SPONSORED ADR 37733W105 69,019 1,833,660 SH   SOLE   1,667,357 0 166,303
GLOBE LIFE INC COM 37959E102 57,565 720,460 SH   SOLE   652,098 0 68,362
HARTFORD FINL SVCS GROUP INC COM 416515104 60,977 1,654,298 SH   SOLE   1,492,298 0 162,000
HONDA MOTOR LTD AMERN SHS 438128308 19,025 802,760 SH   SOLE   724,747 0 78,013
INGREDION INC COM 457187102 29,205 385,898 SH   SOLE   358,057 0 27,841
ISHARES TR SHORT TREAS BD 464288679 222 2,001 SH   SOLE   2,001 0 0
ISHARES TR CORE S&P US VLU 464287663 1,521 28,009 SH   SOLE   28,009 0 0
ISHARES TR RUS 1000 VAL ETF 464287598 20,776 175,872 SH   SOLE   173,929 0 1,943
ISHARES TR 0-5YR INVT GR CP 46434V100 3,683 70,669 SH   SOLE   65,604 0 5,065
ISHARES TR FLTG RATE NT ETF 46429B655 3,777 74,462 SH   SOLE   69,242 0 5,220
JOHNSON & JOHNSON COM 478160104 70,565 473,970 SH   SOLE   431,240 0 42,730
KROGER CO COM 501044101 40,090 1,182,252 SH   SOLE   1,053,272 0 128,980
LOWES COS INC COM 548661107 33,073 199,403 SH   SOLE   180,464 0 18,939
MCKESSON CORP COM 58155Q103 44,063 295,862 SH   SOLE   266,897 0 28,965
MEDTRONIC PLC SHS G5960L103 46,111 443,713 SH   SOLE   404,877 0 38,836
NATIONAL FUEL GAS CO N J COM 636180101 24,990 615,680 SH   SOLE   551,377 0 64,303
NATIONAL GRID PLC SPONSORED ADR NE 636274409 39,722 687,350 SH   SOLE   622,399 0 64,951
PEPSICO INC COM 713448108 216 1,561 SH   SOLE   1,561 0 0
PNC FINL SVCS GROUP INC COM 693475105 53,590 487,577 SH   SOLE   441,121 0 46,456
PPG INDS INC COM 693506107 59,823 490,028 SH   SOLE   443,713 0 46,315
PPL CORP COM 69351T106 55,610 2,043,745 SH   SOLE   1,856,500 0 187,245
SANOFI SPONSORED ADR 80105N105 47,798 952,719 SH   SOLE   866,450 0 86,269
SCHWAB CHARLES CORP COM 808513105 66,173 1,826,481 SH   SOLE   1,654,082 0 172,399
SELECT SECTOR SPDR TR ENERGY 81369Y506 1,412 47,159 SH   SOLE   47,159 0 0
SYSCO CORP COM 871829107 35,176 565,344 SH   SOLE   513,351 0 51,993
TARGET CORP COM 87612E106 33,774 214,548 SH   SOLE   193,993 0 20,555
TOTAL SE SPONSORED ADS 89151E109 17,115 498,984 SH   SOLE   447,482 0 51,502
TRAVELERS COMPANIES INC COM 89417E109 57,115 527,917 SH   SOLE   477,045 0 50,872
TRUIST FINL CORP COM 89832Q109 46,550 1,223,389 SH   SOLE   1,106,393 0 116,996
UNITED PARCEL SERVICE INC CL B 911312106 97,649 586,021 SH   SOLE   530,692 0 55,329
US BANCORP DEL COM NEW 902973304 62,713 1,749,325 SH   SOLE   1,583,253 0 166,072
VANECK VECTORS ETF TR GOLD MINERS ETF 92189F106 297 7,575 SH   SOLE   4,275 0 3,300
VANGUARD INTL EQUITY INDEX F GLB EX US ETF 922042676 221 3,243 SH   SOLE   773 0 2,470
VANGUARD INTL EQUITY INDEX F FTSE EUROPE ETF 922042874 210 4,013 SH   SOLE   983 0 3,030
VERIZON COMMUNICATIONS INC COM 92343V104 91,609 1,539,911 SH   SOLE   1,391,272 0 148,639
WALGREENS BOOTS ALLIANCE INC COM 931427108 42,556 1,184,733 SH   SOLE   1,047,003 0 137,730
WASHINGTON REAL ESTATE INVT SH BEN INT 939653101 427 21,206 SH   SOLE   21,206 0 0
WELLS FARGO CO NEW COM 949746101 54,502 2,318,240 SH   SOLE   2,090,849 0 227,391
WILLIAMS COS INC COM 969457100 52,931 2,693,713 SH   SOLE   2,452,829 0 240,884