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
Estimated average burden
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
ABBOTT LABS Common Stocks 002824100 304 2,160 SH   SOLE   2,160 0 0
ABBVIE INC Common Stocks 00287Y109 476 3,518 SH   SOLE   3,518 0 0
ACCENTURE PLC Common Stocks G1151C101 27,967 67,463 SH   SOLE   67,463 0 0
ADVANCED AUTO PARTS Common Stocks 00751Y106 24,044 100,233 SH   SOLE   100,233 0 0
ADVANCED MICRO DEVICES Common Stocks 007903107 1,110 7,715 SH   SOLE   7,715 0 0
AGNC INVESTMENT CORP Common Stocks 00123Q104 659 43,799 SH   SOLE   43,799 0 0
ALEXANDRIA REAL EST Common Stocks 015271109 15,027 67,397 SH   SOLE   67,397 0 0
ALPHABET INC -CL A Common Stocks 02079K305 1,889 652 SH   SOLE   652 0 0
ALPHABET INC -CL C Common Stocks 02079K107 9,879 3,414 SH   SOLE   3,414 0 0
AMAZON COM INC Common Stocks 023135106 15,771 4,730 SH   SOLE   4,730 0 0
AMDOCS LIMITED Common Stocks G02602103 221 2,949 SH   SOLE   2,949 0 0
AMERICOLD REALTY TRUST Common Stocks 03064D108 205 6,246 SH   SOLE   6,246 0 0
ANALOG DEVICES INC. Common Stocks 032654105 13,491 76,756 SH   SOLE   76,756 0 0
ANNALY CAP MGMT INC Common Stocks 035710409 609 77,870 SH   SOLE   77,870 0 0
APPLE INC. Common Stocks 037833100 46,808 263,605 SH   SOLE   263,605 0 0
APTARGROUP INC Common Stocks 038336103 268 2,191 SH   SOLE   2,191 0 0
ARES CAPITAL CORP Common Stocks 04010L103 13,408 632,771 SH   SOLE   632,771 0 0
ARES MANAGEMENT CORP Common Stocks 03990B101 14,696 180,832 SH   SOLE   180,832 0 0
ASHLAND GLOBAL HOLDINGS Common Stocks 044186104 213 1,982 SH   SOLE   1,982 0 0
AURORA CANNABIS INC Common Stocks 05156X884 88 16,350 SH   SOLE   16,350 0 0
AVALONBAY COMMUNITIES Common Stocks 053484101 24,830 98,301 SH   SOLE   98,301 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW Common Stocks 084670702 239 800 SH   SOLE   800 0 0
BLACKSTONE GROUP LP Common Stocks 09260D107 17,758 137,242 SH   SOLE   137,242 0 0
BOOZ ALLEN HAMILTON HOLDINGS Common Stocks 099502106 25,402 299,584 SH   SOLE   299,584 0 0
BRISTOL MYERS SQUIBB CO Common Stocks 110122108 520 8,335 SH   SOLE   8,335 0 0
BROADRIDGE FINANCIAL SOLUTIONS Common Stocks 11133T103 425 2,324 SH   SOLE   2,324 0 0
BURLINGTON STORES INC Common Stocks 122017106 233 799 SH   SOLE   799 0 0
CATALENT INC Common Stocks 148806102 766 5,984 SH   SOLE   5,984 0 0
CATERPILLAR INC Common Stocks 149123101 1,402 6,783 SH   SOLE   6,783 0 0
CISCO SYS INC Common Stocks 17275R102 25,693 405,443 SH   SOLE   405,443 0 0
CITIZENS FINL GROUP INC Common Stocks 174610105 546 11,554 SH   SOLE   11,554 0 0
CLEARWAY ENERGY INC Common Stocks 18539C204 284 7,870 SH   SOLE   7,870 0 0
COMMUNICATIONS SERVICES SELECT SPDR FUND Equity ETFs 81369Y852 562 7,238 SH   SOLE   7,238 0 0
COMMUNITY BANK SYSTEM INC. Common Stocks 203607106 222 2,977 SH   SOLE   2,977 0 0
CONCENTRIX CORP Common Stocks 20602D101 263 1,470 SH   SOLE   1,470 0 0
CULLEN/FROST BANKERS, INC. Common Stocks 229899109 259 2,055 SH   SOLE   2,055 0 0
CVS HEALTH CORP. Common Stocks 126650100 7,909 76,666 SH   SOLE   76,666 0 0
DIGITALBRIDGE GROUP INC Common Stocks 25401T108 863 103,612 SH   SOLE   103,612 0 0
DOLLAR GENERAL CORP Common Stocks 256677105 15,180 64,368 SH   SOLE   64,368 0 0
DYCOM INDS INC Common Stocks 267475101 311 3,316 SH   SOLE   3,316 0 0
EMCOR GROUP INC Common Stocks 29084Q100 258 2,028 SH   SOLE   2,028 0 0
ENERGY TRANSFER EQUITY L P UT LTD PTN Common Stocks 29273V100 270 32,755 SH   SOLE   32,755 0 0
ENLINK MIDSTREAM LLC Common Stocks 29336T100 75 10,925 SH   SOLE   10,925 0 0
ENTERPRISE PRODS PARTNERS L COM UNIT Common Stocks 293792107 3,061 139,408 SH   SOLE   139,408 0 0
FIDELITY MSCI CONSUMER DISCRETIONARY Equity ETFs 316092204 291 3,300 SH   SOLE   3,300 0 0
FOUR CORNERS PROPERTY TRUST Common Stocks 35086T109 12,505 425,206 SH   SOLE   425,206 0 0
FS KKR CAPITAL CORP. Common Stocks 302635206 10,788 515,199 SH   SOLE   515,199 0 0
HCI GROUP INC Common Stocks 40416E103 5,834 69,837 SH   SOLE   69,837 0 0
HEXO CORP Common Stocks 428304307 42 59,941 SH   SOLE   59,941 0 0
HOME DEPOT INC Common Stocks 437076102 908 2,187 SH   SOLE   2,187 0 0
IDACORP INC Common Stocks 451107106 221 1,951 SH   SOLE   1,951 0 0
INDUS REALTY TRUST INC Common Stocks 45580R103 384 4,737 SH   SOLE   4,737 0 0
INNOVATIVE INDUSTRIAL PROPERTIES INC. Common Stocks 45781V101 237 901 SH   SOLE   901 0 0
INVESCO QQQ TRUST UNIT SER 1 Equity ETFs 46090E103 6,807 17,110 SH   SOLE   17,110 0 0
INVESCO SENIOR LOAN ETF Fixed Income ETF 46138G508 66,319 3,000,874 SH   SOLE   3,000,874 0 0
ISHARES 7-10 YR TREASURY BD ETF Fixed Income ETF 464287440 112,606 979,184 SH   SOLE   979,184 0 0
ISHARES IBOXX INVESTMENT GRADE CORP BOND Fixed Income ETF 464287242 14,469 109,180 SH   SOLE   109,180 0 0
ISHARES JP MORGAN USD EM BOND ETF Fixed Income ETF 464288281 404 3,700 SH   SOLE   3,700 0 0
ISHARES RUSSELL 1000 GROWTH ETF Equity ETFs 464287614 353 1,154 SH   SOLE   1,154 0 0
ISHARES S&P PREFERRED STOCK INDEX FUND Preferred Stock 464288687 78,277 1,985,212 SH   SOLE   1,985,212 0 0
ISHARES SHORT TERM CORPORATE Fixed Income ETF 464288646 22,158 411,244 SH   SOLE   411,244 0 0
ISHARES TR RUSSELL 2000 ETF Equity ETFs 464287655 221 995 SH   SOLE   995 0 0
J P MORGAN CHASE & CO Common Stocks 46625H100 13,574 85,719 SH   SOLE   85,719 0 0
JACOBS ENGN GRP INC Common Stocks 469814107 299 2,147 SH   SOLE   2,147 0 0
JOHNSON & JOHNSON Common Stocks 478160104 1,320 7,715 SH   SOLE   7,715 0 0
KINDER MORGAN INC Common Stocks 49456B101 171 10,765 SH   SOLE   10,765 0 0
LANDSTAR SYSTEM INC Common Stocks 515098101 248 1,386 SH   SOLE   1,386 0 0
LIVE NATION ENT INC Common Stocks 538034109 223 1,860 SH   SOLE   1,860 0 0
LOCKHEED MARTIN CORP. Common Stocks 539830109 230 648 SH   SOLE   648 0 0
MACOM TECHNOLOGY Common Stocks 55405Y100 298 3,805 SH   SOLE   3,805 0 0
MAGELLAN MIDSTREAM PARTNERS LP Common Stocks 559080106 1,575 33,914 SH   SOLE   33,914 0 0
MCDONALDS CORP Common Stocks 580135101 12,270 45,773 SH   SOLE   45,773 0 0
META PLATFORMS INC Common Stocks 30303M102 472 1,403 SH   SOLE   1,403 0 0
METROPOLITAN BANK HOLDING CO. Common Stocks 591774104 279 2,616 SH   SOLE   2,616 0 0
MICROSOFT Common Stocks 594918104 48,976 145,623 SH   SOLE   145,623 0 0
MOELIS & COMPANY SHS -A Common Stocks 60786M105 228 3,644 SH   SOLE   3,644 0 0
MONDELEZ INTERNATIONAL INC Common Stocks 609207105 626 9,434 SH   SOLE   9,434 0 0
MPLX LP Common Stocks 55336V100 210 7,085 SH   SOLE   7,085 0 0
NEPTUNE WELLNESS SOLUTIONS INC Common Stocks 64079L105 24 58,333 SH   SOLE   58,333 0 0
NEXTERA ENERGY, INC. Common Stocks 65339F101 31,500 337,408 SH   SOLE   337,408 0 0
NIKE INC - CL B Common Stocks 654106103 203 1,215 SH   SOLE   1,215 0 0
NUVEEN MORTGAGE OPPORTUNITY OPPORTUNITY FUND Fixed Income Closed-End Fund 670735109 302 14,398 SH   SOLE   14,398 0 0
NVIDIA CORP Common Stocks 67066G104 5,022 17,076 SH   SOLE   17,076 0 0
OAKTREE SPECIALTY LENDING CORP / FSC Common Stocks 67401P108 77 10,335 SH   SOLE   10,335 0 0
PEPSICO INC Common Stocks 713448108 29,398 169,235 SH   SOLE   169,235 0 0
POWERSHARES PREFERRED PORTFO Fixed Income ETF 46138E511 4,605 307,032 SH   SOLE   307,032 0 0
PRIMO WATER CORPORATION Common Stocks 74167P108 218 12,391 SH   SOLE   12,391 0 0
PRUDENTIAL ST DUR HY FUND Fixed Income Closed-End Fund 69346H100 2,007 125,050 SH   SOLE   125,050 0 0
PUBLIC STORAGE Common Stocks 74460D109 28,844 77,007 SH   SOLE   77,007 0 0
QUALCOMM INC Common Stocks 747525103 219 1,196 SH   SOLE   1,196 0 0
RADIUS GLOBAL INFRASTRUCTURE INC Common Stocks 750481103 365 22,640 SH   SOLE   22,640 0 0
REPUBLIC SERVICES, INC. Common Stocks 760759100 27,532 197,433 SH   SOLE   197,433 0 0
ROBLOX CORP Common Stocks 771049103 644 6,245 SH   SOLE   6,245 0 0
ROCKWELL AUTOMATION INC. Common Stocks 773903109 19,809 56,784 SH   SOLE   56,784 0 0
SCHWAB SHORT TERM US TREASURY Fixed Income ETF 808524862 638 12,548 SH   SOLE   12,548 0 0
SIMPLY GOOD FOODS Common Stocks 82900L102 292 7,018 SH   SOLE   7,018 0 0
SPDR BBG BARC CONVERTIBLE Fixed Income ETF 78464A359 249 3,000 SH   SOLE   3,000 0 0
SPDR BLACKSTONESENIOR LOAN ETF Fixed Income ETF 78467V608 18,807 412,155 SH   SOLE   412,155 0 0
SPDR WELLS FARGO PREFERRED STOCK ETF Preferred Stock 78464A292 4,058 94,580 SH   SOLE   94,580 0 0
STARWOOD PROPERTY TRUST INC. Common Stocks 85571B105 12,071 496,730 SH   SOLE   496,730 0 0
SUNDIAL GROWERS INC Common Stocks 86730L109 46 79,653 SH   SOLE   79,653 0 0
SYNNEX CORP Common Stocks 87162W100 204 1,788 SH   SOLE   1,788 0 0
TARGA RESOURCES Common Stocks 87612G101 347 6,645 SH   SOLE   6,645 0 0
TELEDYNE TECH INC Common Stocks 879360105 717 1,641 SH   SOLE   1,641 0 0
TELEFLEX INC Common Stocks 879369106 623 1,896 SH   SOLE   1,896 0 0
TENABLE HOLDINGS INC Common Stocks 88025T102 241 4,371 SH   SOLE   4,371 0 0
TEXAS INSTRUMENTS INC. Common Stocks 882508104 12,887 68,379 SH   SOLE   68,379 0 0
THOMSON REUTERS CORP Common Stocks 884903709 16,841 140,786 SH   SOLE   140,786 0 0
TILRAY INC Common Stocks 88688T100 663 94,284 SH   SOLE   94,284 0 0
TJX COMPANIES INC Common Stocks 872540109 13,769 181,364 SH   SOLE   181,364 0 0
UNITEDHEALTH GROUP INC Common Stocks 91324P102 6,769 13,480 SH   SOLE   13,480 0 0
UNITY SOFTWARE Common Stocks 91332U101 488 3,410 SH   SOLE   3,410 0 0
VALVOLINE INC Common Stocks 92047W101 274 7,336 SH   SOLE   7,336 0 0
VANGUARD DIVIDEND APPREC Equity ETFs 921908844 302 1,757 SH   SOLE   1,757 0 0
VANGUARD HEALTH CARE ETF Equity ETFs 92204A504 714 2,680 SH   SOLE   2,680 0 0
VANGUARD INT-TERM CORP BOND ETF Fixed Income ETF 92206C870 241 2,593 SH   SOLE   2,593 0 0
VANGUARD LONG TERM TREASURY Fixed Income ETF 92206C847 483 5,400 SH   SOLE   5,400 0 0
VANGUARD S/T CORP BOND ETF Fixed Income ETF 92206C409 90,827 1,117,729 SH   SOLE   1,117,729 0 0
VERIZON COMMUNICATIONS Common Stocks 92343V104 366 7,037 SH   SOLE   7,037 0 0
VILLAGE FARMS INTL INC Common Stocks 92707Y108 518 80,700 SH   SOLE   80,700 0 0
VIPER NETWORKS INC Common Stocks 92762R105 1 500,000 SH   SOLE   500,000 0 0
WAL MART STORES INC Common Stocks 931142103 24,643 170,315 SH   SOLE   170,315 0 0
WASTE MGMT INC DEL Common Stocks 94106L109 246 1,471 SH   SOLE   1,471 0 0