OUR  2013  PERFORMANCE In the first half of 2013 capital markets were buoyant and capital was plentiful and freely available. Although our  balance sheet was already strong, we consciously decided to aggressively tap this attractively priced long term capital.  The demand for net-leased retail properties continued to be very strong and as a result initial yields continue  to compress. However, our capable team successfully sourced acquisitions at yields that remain well in excess  of our cost of capital. Specific highlights for 2013 included the following as we: • Acquired 275 new properties investing $630 million. Internally we continue to emphasize repeat acquisitions  from our relationship tenants. Notably, the yield that we receive when we acquire properties remains higher than  those of our peers. • Completed an acquisition of 139 properties leased to Sun Trust Bank. Among the attractive features of this  transaction were the low investment per property as well as the above average deposit base at the branches  we acquired. • Sold 35 properties for $61 million generating gains of $5.4 million. (These gains are not included in FFO.)  • Leased 20 properties and ended the year with 98.2% portfolio occupancy which is well above the REIT industry  average. This is the tenth consecutive year that our portfolio has been at least 96% occupied. • Issued a 10-year unsecured note offering raising $350 million at an all-in interest rate of 3.39%. We also took  advantage of the enormous demand for yield by issuing $278 million of 5.7% preferred equity as well as  $264 million of common equity. • Increased our annual dividend to $1.60 per share, which represents the 24th consecutive annual dividend increase.  Fourth longest of all public REITs and 98% of all U.S. public companies 24 CONSECUTIVE ANNUAL DIVIDEND INCREASES ‘90 ‘91 ‘92 ‘93 ‘94 ‘95 ‘96 ‘97 ‘98 ‘99 ‘00 ‘01 ‘02 ‘03 ‘04 ‘05 ‘06 ‘07 ‘08 ‘09 ‘10 ‘11 ‘12 ‘13 ‘14 $1.70 $1.60 $1.50 $1.40 $1.30 $1.20 $1.10 $1.00 NOTE: 2014 projected based on current dividend rate 6