Financial Highlights

Results of Operations for a Share Outstanding Throughout the Periods:



	Three Month Period Ended June 30, 2014			Three Month Period Ended June 30, 2013			Six Month Period Ended June 30, 2014			Six Month Period Ended June 30, 2013
Beginning Shareholders' Equity Per Share (3/31/2014, 3/31/2013, 12/31/2013, and 12/31/2012, respectively)	$	24.49		$	25.28		$	24.40		$	24.86
Net Investment Income	0.51			0.53			1.06			1.05
Net Realized/Unrealized Gains (Losses)	0.33			(0.02		)	0.67			1.36
Results of Operations Attributable to Equity	0.84			0.51			1.73			2.41
Less: Results of Operations Attributable to Non-controlling Interests	(0.01		)	—			(0.02		)	(0.02		)
Results of Operations Attributable to Shareholders' Equity⁽¹⁾	0.83			0.51			1.71			2.39
Dividends Paid to Common Shareholders	(0.77		)	(0.77		)	(1.54		)	(2.29		)
Weighted Average Share Impact on Dividends Paid⁽²⁾	(0.02		)	(0.10		)	(0.04		)	(0.10		)
Accretive (Dilutive) Effect of Share Issuances (Net of Offering Costs), Share Repurchases, and Adjustments to Non-controlling Interest	—			—			—			0.06
Ending Shareholders' Equity Per Share (6/30/2014, 6/30/2013, 6/30/2014, and 6/30/2013, respectively)⁽³⁾	$	24.53		$	24.92		$	24.53		$	24.92
Shares Outstanding, end of period	25,441,750			25,412,011			25,441,750			25,412,011


(1)	Calculated based on average common shares outstanding and can differ from the calculation for EPS (See Note 11).


(2)	Per share impact on dividends paid relating to share issuances/repurchases during the period as well as dividends paid to LTIP and OP Unit holders.


(3)	If all LTIP units and OP Units previously issued were vested and exchanged for common shares as of June 30, 2014 and 2013, shareholders' equity per share would be $24.14 and $24.51, respectively.

Total Return:

The Company calculates its total return two ways, one based on its reported net asset value and the other based on its publicly-traded share price.

The following table illustrates the Company's total return for the periods presented based on net asset value:

Net Asset Based Total Return for a Shareholder:⁽¹⁾



	Three Month Period Ended June 30, 2014	Three Month Period Ended June 30, 2013	Six Month Period Ended June 30, 2014	Six Month Period Ended June 30, 2013
Total Return	3.36%	1.57%	7.03%	9.57%


(1)	Total return is calculated assuming reinvestment of distributions at shareholders' equity per share during the period.

Supplemental Information—Net Asset Based Total Return for a Shareholder assuming conversion of all LTIP and OP Units:⁽¹⁾



	Three Month Period Ended June 30, 2014	Six Month Period Ended June 30, 2014
Total Return	1.71%	5.33%


(1)	Total return is calculated assuming all LTIP and OP Units had been converted into common shares at June 30, 2014. LTIP and OP Units outstanding at June 30, 2014 totaled 623,052 and represent 2.39% of total common shares and LTIP and OP Units outstanding as of that date.

Market Based Total Return for a Shareholder:

For the three month periods ended June 30, 2014 and 2013, the Company's market based total return based on the closing price as reported by the New York Stock Exchange was 3.98% and (4.93)%, respectively. For the six month periods ended June 30, 2014 and 2013, the Company's market based total return based on the closing price as reported by the New York Stock Exchange was 12.76% and 11.13%, respectively. Calculation of market based total return assumes the reinvestment of dividends at the closing price as reported by the New York Stock Exchange as of the ex-date.

Net Investment Income Ratio to Average Equity:⁽¹⁾



	Three Month Period Ended June 30, 2014	Three Month Period Ended June 30, 2013	Six Month Period Ended June 30, 2014	Six Month Period Ended June 30, 2013
Net Investment Income⁽²⁾⁽³⁾	8.27%	9.00%	8.67%	8.83%


(1)	Average equity is calculated using month end values.


(2)	Includes incentive fee in calculation which can vary substantially over periods.


(3)	Includes all items of income and expense on an annualized basis except for incentive fee expense which is included on a non-annualized basis.

Expense Ratios to Average Equity:⁽¹⁾⁽²⁾



	Three Month Period Ended June 30, 2014	Three Month Period Ended June 30, 2013	Six Month Period Ended June 30, 2014	Six Month Period Ended June 30, 2013
Operating expenses before incentive fee, interest expense, and other investment related expenses	(2.76)%	(2.81)%	(2.78)%	(2.79)%
Incentive fee	—%	(0.20)%	—%	(0.58)%
Interest expense and other investment related expenses	(2.32)%	(2.01)%	(2.15)%	(1.83)%
Total Expenses	(5.08)%	(5.02)%	(4.93)%	(5.20)%


(1)	Average equity is calculated using month end values.


(2)	Ratios are annualized except for the incentive fee which is not annualized.