Front Cover ------------------------------------------------   Inside Front Cover   Page 1   Page 2   Page 3   Page 4 ------------------------------------------------   Table of Contents   Shareholder Letter (The Short Version) ------------------------------------------------ 2003 Business Plan ------------------------------------------------ Dependable Financial Performance ------------------------------------------------ Letter to Shareholders   Another Very Good Year   Limp Economy and Corporate Chicanery   Dividends Are In   Growing Demand for Income   Simple Business   Stay Focused   And Now for the Numbers   Reliable Operations   Solid Financial Performance   Where Do We Go From Here ------------------------------------------------ Financial Information ------------------------------------------------ Business Description   The Company   Recent Developments   Distribution Policy   Business Philosophy and Strategy   Properties Consolidated Balance Sheets Consolidated Statements of Income Consolidated Statements of   Stockholders' Equity Consolidated Statements of Cash Flow Notes to Consolidated Financial Statements Independent Auditors' Report Management's Discussion and   Analysis of Financial Condition   and Results of Operations Forward-Looking Statements Selected Financial Data Consolidated Quarterly Financial Data ------------------------------------------------ Company Information ------------------------------------------------ Back Cover

INSIDE FRONT COVER
	Front Cover ------------------------------------------------   Inside Front Cover   Page 1   Page 2   Page 3   Page 4 ------------------------------------------------   Table of Contents   Shareholder Letter (The Short Version) ------------------------------------------------ 2003 Business Plan ------------------------------------------------ Dependable Financial Performance ------------------------------------------------ Letter to Shareholders   Another Very Good Year   Limp Economy and Corporate Chicanery   Dividends Are In   Growing Demand for Income   Simple Business   Stay Focused   And Now for the Numbers   Reliable Operations   Solid Financial Performance   Where Do We Go From Here ------------------------------------------------ Financial Information ------------------------------------------------ Business Description   The Company   Recent Developments   Distribution Policy   Business Philosophy and Strategy   Properties Consolidated Balance Sheets Consolidated Statements of Income Consolidated Statements of   Stockholders' Equity Consolidated Statements of Cash Flow Notes to Consolidated Financial Statements Independent Auditors' Report Management's Discussion and   Analysis of Financial Condition   and Results of Operations Forward-Looking Statements Selected Financial Data Consolidated Quarterly Financial Data ------------------------------------------------ Company Information ------------------------------------------------ Back Cover