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      </news:publication>
      <news:publication_date>2026-07-19T10:19:53.14+00:00</news:publication_date>
      <news:title>FRT Extends Dividend Streak to 58 Straight Annual Hikes</news:title>
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      <news:publication_date>2026-07-19T09:22:46.123+00:00</news:publication_date>
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  </url>
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