Core Viewpoint - The article discusses two companies, Macerich Company (MAC) and Enterprise Products Partners (EPD), highlighting their recent quarterly earnings and potential as investment opportunities due to their clear pathways for growth and income generation. Company Analysis: Macerich Company (MAC) - MAC is a mall REIT focused on retail properties in the U.S., currently facing challenges due to lower-than-expected FFO following the bankruptcy of fashion retailer Express [3] - The company has initiated a "Path Forward" plan aiming for a clean FFO of 1.80pershareasabaseforgrowth[4]−MAC′soccupancyrateimprovedto93.454.88 per square foot to 62.95persquarefoot[7]−MAC′sdividendisconsideredsafe,withapayoutratioexpectedtobelessthan401.043 billion, down from $908 million in the previous year, attributed to conservative capital budgeting [15][16] - The company maintains a conservative capital structure and payout policy, providing a strong yield of 7.3% with consistent distribution growth [18] Conclusion - Both MAC and EPD are in transitional phases, with MAC focusing on reducing leverage and EPD enhancing natural gas output to meet growing demand [19] - Both companies have outlined clear expectations for the remainder of the year, aiming to improve operations and reward shareholders through steady dividends [19]