Core Viewpoint - MPLX, a master limited partnership (MLP), offers a nearly 8% yield but possesses a strong financial profile and visible growth through 2029, making it a reliable investment despite its high yield [1][2]. Financial Performance - In the last year, MPLX generated $5.8 billion in distributable cash flow, covering its distribution by 1.4 times, and produced $1 billion in free cash flow after distributions [3]. - The company invested over $5.5 billion in growth investments, including a $2.4 billion acquisition of Northwind Midstream, while maintaining a leverage ratio of 3.7 times, below the 4.0 times threshold supported by its stable cash flows [4][5]. Growth Prospects - MPLX plans to invest an additional $2.4 billion in growth capital projects this year, with ongoing expansions including two new NGL fractionators expected to be completed in 2028 and 2029, and a Gulf Coast LPG export terminal in partnership with Oneok, also set to come online in 2028 [6]. - The company has approved the construction of the Secretariat II gas processing plant and the Marcellus Gathering System Expansion, both expected to enhance growth visibility with in-service dates in 2028 [7].

Core Viewpoint - Investing in high-yielding dividend stocks, such as EPR Properties, can provide significant passive income opportunities due to their attractive dividend yields and stable cash flows [1][2]. Company Overview - EPR Properties is a real estate investment trust (REIT) focusing on experiential real estate, including movie theaters, eat-and-play venues, and fitness properties [4]. - The REIT currently offers a dividend yield close to 7%, which translates to nearly $350 of annual passive income from a $5,000 investment [2]. Financial Performance - EPR Properties expects to generate between $5 and $5.16 per share of funds from operations (FFO) in 2025, marking a 4.3% increase from the previous year [5]. - The company pays a monthly dividend of $0.295 per share, resulting in an annual payout of $3.54 and a dividend payout ratio of approximately 70% [5]. Investment Strategy - The REIT plans to invest between $200 million and $300 million in its portfolio this year, with $37.7 million already invested in the first quarter [9]. - Recent investments include a $14.3 million attraction property in New Jersey and various build-to-suit projects [9][10]. Asset Management - EPR Properties is strategically reducing its exposure to theater and educational sectors by selling properties, with plans to sell $80 million to $120 million worth of properties this year [11]. - The company has secured $148 million in experiential development and redevelopment projects to be funded over the next two years [10]. Growth Outlook - The current investment strategy is expected to support a 3% to 4% annual growth rate in FFO per share, which should align with a similar growth rate in dividends [12]. - If interest rates decline, the company may increase its investment rate, potentially accelerating growth [12]. Dividend Stability - EPR Properties' portfolio generates stable rental income, allowing for consistent monthly dividends and funding for portfolio expansion [13]. - The combination of stable cash flow, a conservative payout ratio, and a strong balance sheet underpins the REIT's high-yielding dividend [7].