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 235 2,160 SH   SOLE   2,160 0 0
ABBVIE INC Common Stocks 00287Y109 493 3,218 SH   SOLE   3,218 0 0
ACCENTURE PLC Common Stocks G1151C101 10,257 36,943 SH   SOLE   36,943 0 0
ADVANCED AUTO PARTS Common Stocks 00751Y106 13,403 77,434 SH   SOLE   77,434 0 0
ADVANCED MICRO DEVICES Common Stocks 007903107 590 7,715 SH   SOLE   7,715 0 0
AGNC INVESTMENT CORP Common Stocks 00123Q104 166 15,000 SH   SOLE   15,000 0 0
ALEXANDRIA REAL EST Common Stocks 015271109 9,492 65,450 SH   SOLE   65,450 0 0
ALPHABET INC -CL A Common Stocks 02079K305 1,421 652 SH   SOLE   652 0 0
ALPHABET INC -CL C Common Stocks 02079K107 7,643 3,494 SH   SOLE   3,494 0 0
AMAZON COM INC Common Stocks 023135106 9,824 92,500 SH   SOLE   92,500 0 0
AMDOCS LIMITED Common Stocks G02602103 294 3,532 SH   SOLE   3,532 0 0
AMERICOLD REALTY TRUST Common Stocks 03064D108 242 8,060 SH   SOLE   8,060 0 0
ANNALY CAP MGMT INC Common Stocks 035710409 136 23,000 SH   SOLE   23,000 0 0
APPLE INC. Common Stocks 037833100 26,679 195,139 SH   SOLE   195,139 0 0
APTARGROUP INC Common Stocks 038336103 235 2,273 SH   SOLE   2,273 0 0
ARES CAPITAL CORP Common Stocks 04010L103 5,264 293,597 SH   SOLE   293,597 0 0
ARES MANAGEMENT CORP Common Stocks 03990B101 4,940 86,875 SH   SOLE   86,875 0 0
ASHLAND GLOBAL HOLDINGS Common Stocks 044186104 216 2,095 SH   SOLE   2,095 0 0
ASTRAZENECA PLC Common Stocks 046353108 12,026 182,020 SH   SOLE   182,020 0 0
AURORA CANNABIS INC Common Stocks 05156X884 22 16,350 SH   SOLE   16,350 0 0
AVALONBAY COMMUNITIES Common Stocks 053484101 11,215 57,734 SH   SOLE   57,734 0 0
BAXTER INTL INC Common Stocks 071813109 7,120 110,857 SH   SOLE   110,857 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW Common Stocks 084670702 218 800 SH   SOLE   800 0 0
BLACKSTONE GROUP LP Common Stocks 09260D107 7,664 84,009 SH   SOLE   84,009 0 0
BOOZ ALLEN HAMILTON HOLDINGS Common Stocks 099502106 14,927 165,192 SH   SOLE   165,192 0 0
BRISTOL MYERS SQUIBB CO Common Stocks 110122108 12,713 165,103 SH   SOLE   165,103 0 0
BROADRIDGE FINANCIAL SOLUTIONS Common Stocks 11133T103 340 2,384 SH   SOLE   2,384 0 0
CATALENT INC Common Stocks 148806102 252 2,350 SH   SOLE   2,350 0 0
CATERPILLAR INC Common Stocks 149123101 1,213 6,783 SH   SOLE   6,783 0 0
CHEVRONTEXACO CORP Common Stocks 166764100 212 1,467 SH   SOLE   1,467 0 0
CHICKEN SOUP FO Common Stocks 16842Q100 101 13,593 SH   SOLE   13,593 0 0
CISCO SYS INC Common Stocks 17275R102 13,570 318,245 SH   SOLE   318,245 0 0
CLEARWAY ENERGY INC Common Stocks 18539C204 319 9,154 SH   SOLE   9,154 0 0
CMS ENERGY CORP Common Stocks 125896100 218 3,225 SH   SOLE   3,225 0 0
COCA COLA CO Common Stocks 191216100 12,092 192,204 SH   SOLE   192,204 0 0
COLGATE PALMOLIVE CO Common Stocks 194162103 11,346 141,572 SH   SOLE   141,572 0 0
COMMUNICATIONS SERVICES SELECT SPDR FUND Equity ETFs 81369Y852 397 7,313 SH   SOLE   7,313 0 0
COMMUNITY BANK SYSTEM INC. Common Stocks 203607106 206 3,254 SH   SOLE   3,254 0 0
CONCENTRIX CORP Common Stocks 20602D101 260 1,917 SH   SOLE   1,917 0 0
CULLEN/FROST BANKERS, INC. Common Stocks 229899109 244 2,094 SH   SOLE   2,094 0 0
CVS HEALTH CORP. Common Stocks 126650100 15,482 167,085 SH   SOLE   167,085 0 0
DECIBEL CANNABIS CO INC Common Stocks 243437100 4 50,000 SH   SOLE   50,000 0 0
DOLLAR GENERAL CORP Common Stocks 256677105 12,459 50,761 SH   SOLE   50,761 0 0
DYCOM INDS INC Common Stocks 267475101 362 3,886 SH   SOLE   3,886 0 0
EMCOR GROUP INC Common Stocks 29084Q100 221 2,143 SH   SOLE   2,143 0 0
ENERGY SELECT SECTOR SPDR Equity ETFs 81369Y506 11,353 158,761 SH   SOLE   158,761 0 0
ENERGY TRANSFER EQUITY L P UT LTD PTN Common Stocks 29273V100 327 32,755 SH   SOLE   32,755 0 0
ENLINK MIDSTREAM LLC Common Stocks 29336T100 93 10,925 SH   SOLE   10,925 0 0
ENTERPRISE PRODS PARTNERS L COM UNIT Common Stocks 293792107 3,397 139,408 SH   SOLE   139,408 0 0
EXXON MOBIL CORP Common Stocks 30231G102 332 3,878 SH   SOLE   3,878 0 0
FOUR CORNERS PROPERTY TRUST Common Stocks 35086T109 11,036 415,038 SH   SOLE   415,038 0 0
HEXO CORP Common Stocks 428304307 11 52,941 SH   SOLE   52,941 0 0
IDACORP INC Common Stocks 451107106 219 2,063 SH   SOLE   2,063 0 0
INDUS REALTY TRUST INC Common Stocks 45580R103 369 6,219 SH   SOLE   6,219 0 0
INVESCO QQQ TRUST UNIT SER 1 Equity ETFs 46090E103 4,796 17,110 SH   SOLE   17,110 0 0
ISHARES 1-3 TREASURY BOND ETF Fixed Income ETF 464287457 63,238 763,831 SH   SOLE   763,831 0 0
ISHARES 3-7 YR TREASURY BD ETF Fixed Income ETF 464288661 72,822 610,210 SH   SOLE   610,210 0 0
ISHARES 7-10 YR TREASURY BD ETF Fixed Income ETF 464287440 11,294 110,401 SH   SOLE   110,401 0 0
ISHARES JP MORGAN USD EM BOND ETF Fixed Income ETF 464288281 316 3,700 SH   SOLE   3,700 0 0
ISHARES RUSSELL 1000 GROWTH ETF Equity ETFs 464287614 233 1,064 SH   SOLE   1,064 0 0
ISHARES S&P PREFERRED STOCK INDEX FUND Preferred Stock 464288687 690 20,993 SH   SOLE   20,993 0 0
JACOBS ENGN GRP INC Common Stocks 469814107 288 2,269 SH   SOLE   2,269 0 0
JOHNSON & JOHNSON Common Stocks 478160104 1,373 7,737 SH   SOLE   7,737 0 0
KINDER MORGAN INC Common Stocks 49456B101 180 10,765 SH   SOLE   10,765 0 0
LOCKHEED MARTIN CORP. Common Stocks 539830109 265 617 SH   SOLE   617 0 0
MAGELLAN MIDSTREAM PARTNERS LP Common Stocks 559080106 1,620 33,914 SH   SOLE   33,914 0 0
MCDONALDS CORP Common Stocks 580135101 11,057 44,788 SH   SOLE   44,788 0 0
META PLATFORMS INC Common Stocks 30303M102 226 1,403 SH   SOLE   1,403 0 0
MICROSOFT Common Stocks 594918104 27,407 106,711 SH   SOLE   106,711 0 0
MONDELEZ INTERNATIONAL INC Common Stocks 609207105 573 9,225 SH   SOLE   9,225 0 0
MPLX LP Common Stocks 55336V100 207 7,085 SH   SOLE   7,085 0 0
NEXTERA ENERGY, INC. Common Stocks 65339F101 1,128 14,558 SH   SOLE   14,558 0 0
NUVEEN MORTGAGE OPPORTUNITY OPPORTUNITY FUND Fixed Income Closed-End Fund 670735109 238 14,398 SH   SOLE   14,398 0 0
NVIDIA CORP Common Stocks 67066G104 2,589 17,076 SH   SOLE   17,076 0 0
OAKTREE SPECIALTY LENDING CORP / FSC Common Stocks 67401P108 68 10,335 SH   SOLE   10,335 0 0
PEPSICO INC Common Stocks 713448108 21,435 128,618 SH   SOLE   128,618 0 0
PIMCO ACCESS INCOME FUND Fixed Income Closed-End Fund 72203T100 190 12,000 SH   SOLE   12,000 0 0
POWERSHARES PREFERRED PORTFO Fixed Income ETF 46138E511 708 57,350 SH   SOLE   57,350 0 0
PRIMO WATER CORPORATION Common Stocks 74167P108 175 13,096 SH   SOLE   13,096 0 0
PROCTER & GAMBLE COMPANY Common Stocks 742718109 259 1,801 SH   SOLE   1,801 0 0
PROSHARES SHORT QQQ Equity ETFs 74347B714 4,620 320,810 SH   SOLE   320,810 0 0
PROSHARES TR PSHS SHRT S&P5 Equity ETFs 74347B425 833 50,505 SH   SOLE   50,505 0 0
PRUDENTIAL ST DUR HY FUND Fixed Income Closed-End Fund 69346H100 1,539 125,050 SH   SOLE   125,050 0 0
RENAISSANCERE HOLDINGS Common Stocks G7496G103 202 1,289 SH   SOLE   1,289 0 0
REPUBLIC SERVICES, INC. Common Stocks 760759100 19,386 148,135 SH   SOLE   148,135 0 0
SCHWAB INTERMEDIATE-TERM US TREASURY Fixed Income ETF 808524854 27,116 525,509 SH   SOLE   525,509 0 0
SCHWAB SHORT TERM US TREASURY Fixed Income ETF 808524862 439 8,929 SH   SOLE   8,929 0 0
SIMPLY GOOD FOODS Common Stocks 82900L102 343 9,088 SH   SOLE   9,088 0 0
SPDR PORT SHRT TERM CORP BOND Fixed Income ETF 78464A474 6,621 222,689 SH   SOLE   222,689 0 0
STARWOOD PROPERTY TRUST INC. Common Stocks 85571B105 10,084 482,711 SH   SOLE   482,711 0 0
SUNDIAL GROWERS INC Common Stocks 86730L109 26 79,653 SH   SOLE   79,653 0 0
TARGA RESOURCES Common Stocks 87612G101 391 6,555 SH   SOLE   6,555 0 0
TELEDYNE TECH INC Common Stocks 879360105 254 677 SH   SOLE   677 0 0
TENABLE HOLDINGS INC Common Stocks 88025T102 210 4,621 SH   SOLE   4,621 0 0
TEXAS INSTRUMENTS INC. Common Stocks 882508104 201 1,311 SH   SOLE   1,311 0 0
THOMSON REUTERS CORP Common Stocks 884903709 9,770 93,757 SH   SOLE   93,757 0 0
TILRAY INC Common Stocks 88688T100 294 94,284 SH   SOLE   94,284 0 0
UNITEDHEALTH GROUP INC Common Stocks 91324P102 15,503 30,182 SH   SOLE   30,182 0 0
UTILITIES SELECT SECTOR SPDR Equity ETFs 81369Y886 43,170 615,564 SH   SOLE   615,564 0 0
VALVOLINE INC Common Stocks 92047W101 224 7,753 SH   SOLE   7,753 0 0
VANGUARD DIVIDEND APPREC Equity ETFs 921908844 252 1,757 SH   SOLE   1,757 0 0
VANGUARD HEALTH CARE ETF Equity ETFs 92204A504 631 2,680 SH   SOLE   2,680 0 0
VANGUARD LONG TERM TREASURY Fixed Income ETF 92206C847 379 5,400 SH   SOLE   5,400 0 0
VANGUARD S/T CORP BOND ETF Fixed Income ETF 92206C409 97,101 1,273,291 SH   SOLE   1,273,291 0 0
VANGUARD SHORT TERM TREASURY Fixed Income ETF 92206C102 69,418 1,179,383 SH   SOLE   1,179,383 0 0
VANGUARD-SHORT TERM BOND ETF Fixed Income ETF 921937827 1,276 16,616 SH   SOLE   16,616 0 0
VERIZON COMMUNICATIONS Common Stocks 92343V104 358 7,056 SH   SOLE   7,056 0 0
VILLAGE FARMS INTL INC Common Stocks 92707Y108 211 80,700 SH   SOLE   80,700 0 0
WAL MART STORES INC Common Stocks 931142103 20,068 165,064 SH   SOLE   165,064 0 0
WASTE MGMT INC DEL Common Stocks 94106L109 206 1,344 SH   SOLE   1,344 0 0
WEBSTER FINANCIAL CORP 6.5 Preferred Stock 947890703 796 32,480 SH   SOLE   32,480 0 0
WILLIAMS COS INC Common Stocks 969457100 234 7,504 SH   SOLE   7,504 0 0
ZIMMER BIOMET HLDGS Common Stocks 98956P102 5,257 50,041 SH   SOLE   50,041 0 0