The Securities and Exchange Commission has not necessarily reviewed the information in this filing and has not determined if it is accurate and complete.
The reader should not assume that the information is accurate and complete.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 13F

FORM 13F INFORMATION TABLE
OMB APPROVAL
OMB Number: 3235-0006
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hours per response: 23.8
COLUMN 1 COLUMN 2 COLUMN 3 COLUMN 4 COLUMN 5 COLUMN 6 COLUMN 7 COLUMN 8
VALUE SHRS OR SH/ PUT/ INVESTMENT OTHER VOTING AUTHORITY
NAME OF ISSUER TITLE OF CLASS CUSIP (x$1000) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
AT&T COM 00206r102 2,792 97,921 SH   SOLE   0 0 97,921
AllianceBernstein Holdings, LP COM 01881g106 538 19,890 SH   SOLE   0 0 19,890
Ameren Corp COM 023608102 13,119 165,897 SH   SOLE   0 0 165,897
Brookfield Renewable Partners COM G16258108 226 4,300 SH   SOLE   0 0 4,300
CatchMark Timber Trust COM 14912y202 156 17,500 SH   SOLE   0 0 17,500
Energy Transfer LP COM 29273V100 17,373 3,205,413 SH   SOLE   0 0 3,166,095
Energy Transfer LP COM 29273V100 332 61,290 SH   SOLE   0 0 61,290
Enterprise Prod Partners COM 293792107 33,716 2,135,304 SH   SOLE   0 0 2,135,304
Enterprise Prod Partners COM 293792107 829 52,510 SH   SOLE   0 0 52,510
Enviva Partners LP COM 29414j107 4,402 109,350 SH   SOLE   0 0 109,350
Healthpeak Properties COM 42250P103 4,986 183,630 SH   SOLE   0 0 183,630
Iberdrola SA ADR COM 450737101 1,335 26,975 SH   SOLE   0 0 26,975
Kennedy-Wilson Holdings Inc. COM 489398107 4,515 310,926 SH   SOLE   0 0 310,926
Kinder Morgan Inc. COM 49456b101 2,312 187,514 SH   SOLE   0 0 187,514
Kinder Morgan Inc. COM 49456b101 1 95 SH   SOLE   0 0 95
Magellan Midstream Partners, L COM 559080106 21,655 633,185 SH   SOLE   0 0 633,185
National Grid COM 636274409 5,153 89,160 SH   SOLE   0 0 89,160
NextEra Energy Partners COM 65341b106 88,350 1,473,484 SH   SOLE   0 0 1,473,484
NextEra Energy Partners COM 65341b106 7,769 129,576 SH   SOLE   0 0 129,576
NextEra Energy, Inc. COM 65339F101 28,722 103,480 SH   SOLE   0 0 103,480
Plains All American Pipeline L COM 726503105 66 11,050 SH   SOLE   0 0 11,050
ProLogis Tr SBI COM 74340W103 1,250 12,425 SH   SOLE   0 0 12,425
Teekay LNG Partners COM y8564m105 22,616 2,153,944 SH   SOLE   0 0 2,153,944
Teekay LNG Partners COM y8564m105 424 40,392 SH   SOLE   0 0 40,392
Verizon Comm COM 92343V104 5,609 94,292 SH   SOLE   0 0 94,292
Weyerhaeuser COM 962166104 8,974 314,659 SH   SOLE   0 0 314,659
Williams Companies Inc COM 969457100 491 25,007 SH   SOLE   0 0 25,007
Williams Companies Inc COM 969457100 21 1,094 SH   SOLE   0 0 1,094
XCEL Energy Inc. COM 98389B100 12,635 183,095 SH   SOLE   0 0 183,095
3M Company COM 88579y101 2,103 13,127 SH   SOLE   0 0 13,127
Abbott Laboratories COM 002824100 15,731 144,550 SH   SOLE   0 0 144,550
Abbott Laboratories COM 002824100 2 21 SH   SOLE   0 0 21
Air Products COM 009158106 428 1,436 SH   SOLE   0 0 1,436
Alibaba Group Holdings Ltd COM 01609w102 1,893 6,440 SH   SOLE   0 0 6,440
Alphabet, Inc. Cl A COM 02079k305 10,826 7,387 SH   SOLE   0 0 7,387
Alphabet, Inc. Cl A COM 02079k305 1,277 871 SH   SOLE   0 0 871
Alphabet, Inc. Cl C COM 02079k107 1,919 1,306 SH   SOLE   0 0 1,306
Amazon.com Inc. COM 023135106 21,739 6,904 SH   SOLE   0 0 6,904
American Express COM 025816109 775 7,733 SH   SOLE   0 0 7,733
American Intl. Group COM 026874784 329 11,948 SH   SOLE   0 0 11,948
Anheuser-Busch InBev SA/NV COM 03524A108 3,560 77,020 SH   SOLE   0 0 77,020
Anheuser-Busch Inbev ADR COM 03524A108 275 5,100 SH   SOLE   0 0 5,100
Apple Computer COM 037833100 21,008 181,397 SH   SOLE   0 0 181,397
Automatic Data Processing COM 053015103 2,928 20,992 SH   SOLE   0 0 20,992
Bank of America COM 060505104 10,578 439,090 SH   SOLE   0 0 439,090
Becton Dickinson COM 075887109 5,895 25,335 SH   SOLE   0 0 2,535
Becton Dickinson COM 075887109 206 887 SH   SOLE   0 0 887
Berkshire Hathaway A COM 084670108 960 3 SH   SOLE   0 0 3
Berkshire Hathaway B COM 084670702 4,362 20,484 SH   SOLE   0 0 20,484
Blackstone Group Inc. COM 09260D107 3,084 59,075 SH   SOLE   0 0 59,075
Boeing Company COM 097023105 296 1,789 SH   SOLE   0 0 1,789
Bristol Myers Squibb COM 110122108 6,235 103,424 SH   SOLE   0 0 103,424
Brookfield Infrastructure Clas COM 11275Q107 790 14,271 SH   SOLE   0 0 14,271
Brookfield Infrastructure Part COM G16252101 6,055 127,145 SH   SOLE   0 0 127,145
CVS Health Corp COM 126650100 2,929 50,153 SH   SOLE   0 0 50,153
Cadence Design COM 127387108 984 9,224 SH   SOLE   0 0 9,224
Caterpillar COM 149123101 296 1,983 SH   SOLE   0 0 1,983
Centene Corp COM 15135B101 206 3,524 SH   SOLE   0 0 3,524
Century Communities, Inc. COM 156504300 3,772 89,099 SH   SOLE   0 0 89,099
Charles Schwab COM 808513105 208 5,740 SH   SOLE   0 0 5,740
Charter Communications, Inc. COM 16119P108 8,785 14,071 SH   SOLE   0 0 14,071
Chevron COM 166764100 893 12,400 SH   SOLE   0 0 12,400
Chubb Ltd. COM H1467J104 458 3,946 SH   SOLE   0 0 3,946
Cisco Systems COM 17275R102 2,200 55,859 SH   SOLE   0 0 55,859
Citigroup COM 172967424 2,508 58,188 SH   SOLE   0 0 58,188
Citigroup COM 172967424 104 2,406 SH   SOLE   0 0 2,406
Coca Cola Co. COM 191216100 10,578 214,255 SH   SOLE   0 0 214,255
Colgate Palmolive COM 194162103 1,063 13,780 SH   SOLE   0 0 13,780
Comcast Cl A COM 20030N101 441 9,524 SH   SOLE   0 0 9,524
Corning COM 219350105 250 7,700 SH   SOLE   0 0 7,700
Costco Wholesale COM 22160K105 4,066 11,453 SH   SOLE   0 0 11,453
Crown Castle Intl. COM 22822V101 643 3,860 SH   SOLE   0 0 3,860
D. R. Horton COM 23331A109 12,108 160,093 SH   SOLE   0 0 160,093
D. R. Horton COM 23331A109 105 1,389 SH   SOLE   0 0 1,389
Deere & Co. COM 244199105 716 3,231 SH   SOLE   0 0 3,231
Dentsply Sirona COM 24906P109 1,898 43,400 SH   SOLE   0 0 43,400
Discovery Inc. A COM 25470f104 204 9,381 SH   SOLE   0 0 9,381
Discovery Inc. C COM 25470f302 1,409 71,906 SH   SOLE   0 0 71,906
Eli Lilly COM 532457108 631 4,260 SH   SOLE   0 0 4,260
Emerson Electric Co. COM 291011104 835 12,738 SH   SOLE   0 0 12,738
Estee Lauder COM 518439104 1,247 5,715 SH   SOLE   0 0 5,715
Exxon Mobil COM 30231G102 441 12,855 SH   SOLE   0 0 12,855
Facebook COM 30303M102 14,825 56,604 SH   SOLE   0 0 56,604
Facebook COM 30303M102 867 3,310 SH   SOLE   0 0 3,310
Fedex COM 31428x106 2,649 10,533 SH   SOLE   0 0 10,533
Fomento Economico Mexicano SA COM 344419106 1,003 17,855 SH   SOLE   0 0 17,855
General Electric COM 369604103 239 38,414 SH   SOLE   0 0 38,414
Genuine Parts COM 372460105 652 6,852 SH   SOLE   0 0 6,852
Howard Hughes Corporation COM 44267D107 23,510 408,158 SH   SOLE   0 0 408,158
IBM COM 459200101 735 6,044 SH   SOLE   0 0 6,044
Illinois Tool Works COM 452308109 452 2,339 SH   SOLE   0 0 2,339
Intel Corp. COM 458140100 570 11,004 SH   SOLE   0 0 11,004
Invesco COM G491BT108 128 11,196 SH   SOLE   0 0 11,196
J.P. Morgan Chase COM 46625h100 18,574 192,932 SH   SOLE   0 0 192,932
J.P. Morgan Chase COM 46625h100 6 64 SH   SOLE   0 0 64
Johnson & Johnson COM 478160104 28,543 191,716 SH   SOLE   0 0 191,716
KKR & Co. Inc. COM 48251W104 2,854 83,100 SH   SOLE   0 0 83,100
Kimberly Clark COM 494368103 2,341 15,855 SH   SOLE   0 0 15,855
Lennar Corporation Cl A COM 526057104 8,449 103,436 SH   SOLE   0 0 103,436
Liberty Broadband C COM 530307305 247 1,731 SH   SOLE   0 0 1,731
Liberty SiriusXM Series C COM 531229607 261 7,898 SH   SOLE   0 0 7,898
Linde PLC COM G5494J103 536 2,250 SH   SOLE   0 0 2,250
McDonald's Corp. COM 580135101 375 1,710 SH   SOLE   0 0 1,710
Medtronic COM G5960L103 13,749 132,306 SH   SOLE   0 0 132,306
Merck COM 58933y105 6,102 73,564 SH   SOLE   0 0 73,564
MetLife COM 59156R108 335 9,000 SH   SOLE   0 0 9,000
Microsoft COM 594918104 17,220 81,870 SH   SOLE   0 0 81,870
Microsoft COM 594918104 3 15 SH   SOLE   0 0 15
Mondelez International Inc. COM 609207105 23,627 411,267 SH   SOLE   0 0 411,267
NRG Energy COM 629377508 21,305 693,065 SH   SOLE   0 0 693,065
National Fuel Gas Co. COM 636180101 7,026 173,091 SH   SOLE   0 0 173,091
Nestle Spons ADR COM 641069406 23,241 194,884 SH   SOLE   0 0 194,884
Noble Energy COM 655044105 90 10,500 SH   SOLE   0 0 10,500
Northrup Grumman COM 666807102 315 1,000 SH   SOLE   0 0 1,000
Novartis COM 66987V109 5,368 61,732 SH   SOLE   0 0 61,732
Oracle COM 68389X105 400 6,700 SH   SOLE   0 0 6,700
PNC Bank Corp. COM 693475105 7,106 64,651 SH   SOLE   0 0 64,651
Pepsico COM 713448108 4,602 33,205 SH   SOLE   0 0 33,205
Pfizer COM 717081103 5,086 138,575 SH   SOLE   0 0 138,575
Procter & Gamble COM 742718109 8,482 61,027 SH   SOLE   0 0 61,027
Pulte Homes Inc. COM 745867101 5,483 118,446 SH   SOLE   0 0 118,446
Pulte Homes Inc. COM 745867101 87 1,888 SH   SOLE   0 0 1,888
Qualcomm COM 747525103 9,943 84,495 SH   SOLE   0 0 84,495
Raytheon Technologies COM 75513E101 216 3,760 SH   SOLE   0 0 3,760
Roche Holding AG COM 771195104 4,812 112,410 SH   SOLE   0 0 112,410
S&P Global Inc. COM 78409V104 577 1,600 SH   SOLE   0 0 1,600
SPDR Index Shs S&P China COM 78463X400 250 2,100 SH   SOLE   0 0 2,100
SPDR S&P 500 ETF COM 78462F103 4,675 13,960 SH   SOLE   0 0 13,960
SPDR S&P Midcap 400 EFT COM 78467y107 241 710 SH   SOLE   0 0 710
SVB Financial Group COM 78486Q101 2,247 9,340 SH   SOLE   0 0 9,340
Sherwin Williams Co. COM 824348106 2,543 3,650 SH   SOLE   0 0 3,650
Siemens AG ADR COM 826197501 672 9,650 SH   SOLE   0 0 9,650
State Street Corp COM 857477103 375 6,314 SH   SOLE   0 0 6,314
Stryker Corp COM 863667101 5,911 28,368 SH   SOLE   0 0 28,368
Sysco COM 871829107 2,292 36,834 SH   SOLE   0 0 36,834
T-Mobile US, Inc. COM 872590104 8,062 70,496 SH   SOLE   0 0 70,496
T-Mobile US, Inc. COM 872590104 93 810 SH   SOLE   0 0 810
Tencent Holdings Ltd. ADR COM 88032Q109 448 6,620 SH   SOLE   0 0 6,620
Tesla, Inc. COM 88160r101 371 865 SH   SOLE   0 0 865
Thermo Fisher Scientific COM 883556102 7,907 17,909 SH   SOLE   0 0 17,909
Thomson Reuters Corp. COM 884903709 287 3,604 SH   SOLE   0 0 3,604
Truist Financial Corporation COM 89832q109 4,840 127,207 SH   SOLE   0 0 127,207
UBS Group AG COM H42097107 294 26,400 SH   SOLE   0 0 26,400
Unilever NV NY COM 904784709 5,124 84,830 SH   SOLE   0 0 84,830
Union Pacific COM 907818108 2,689 13,660 SH   SOLE   0 0 13,660
UnitedHealth Group COM 91324P102 14,505 46,525 SH   SOLE   0 0 46,525
Veolia Environnement ADR COM 92334N103 1,413 65,150 SH   SOLE   0 0 65,150
Visa COM 92826c839 7,562 37,815 SH   SOLE   0 0 37,815
Visa COM 92826c839 1 6 SH   SOLE   0 0 6
Vistra Energy Corp COM 92840m102 23,136 1,226,703 SH   SOLE   0 0 1,226,703
W. W. Grainger COM 384802104 369 1,034 SH   SOLE   0 0 1,034
Wal-Mart Stores COM 931142103 203 1,453 SH   SOLE   0 0 1,453
Walt Disney COM 254687106 3,939 31,745 SH   SOLE   0 0 31,745
Wells Fargo COM 949746101 292 12,439 SH   SOLE   0 0 12,439
WisdomTree Germany Hedged Equi COM 97717w448 301 10,500 SH   SOLE   0 0 10,500
iShares Russell 1000 Growth ET COM 464287614 404 1,862 SH   SOLE   0 0 1,862
iShares Russell 2000 Value ETF COM 464287630 207 2,080 SH   SOLE   0 0 2,080
iShares Russell 3000 ETF COM 464287689 273 1,397 SH   SOLE   0 0 1,397
iShares S&P 500 Growth Index F COM 464287309 217 940 SH   SOLE   0 0 940
iShares US Technology COM 464287721 738 2,450 SH   SOLE   0 0 2,450