Medical Properties Trust continues to take positive steps toward a stronger future.Medical Properties Trust (MPW 2.12%) expanded aggressively when interest rates were low. The real estate investment trust (REIT) took on a lot of debt to build one of the world's largest portfolios of hospital real estate. That rapid growth allowed the REIT to grow its dividend. Unfortunately, the healthcare REIT's strategy backfired when rates surged, and some of its top tenants experienced severe financial issues. As a resu ...