epr properties (nyse:epr) is a specialty real estate investment trust (reit) that currently invests in three primary segments: entertainment, recreation and education. we focus on the white space that exists between traditional reits that are either highly diversified or highly specialized. epr properties maintains a specialized orientation complemented by diversification across and within segments. our strategy of investing in a limited number of segments allows us to focus our attention and develop greater depth of knowledge in our chosen segments but still enjoy some benefits of portfolio diversity. our independent thinking process for assessing segments allows us to identify opportunities that may be hidden in plain sight. our understanding of segment drivers allows us to isolate investments others may overlook and distinguish between real and perceived risk. knowledge supported by research is our strategic advantage. we are led by an experienced management team. through a value-ad