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 FIGI (to the nearest dollar) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
ADT INC COM 00090Q103   1,523,390 200,446 SH   SOLE   200,446 0 0
ABBVIE INC COM 00287Y109   12,434,342 72,495 SH   SOLE   72,495 0 0
ALTRIA GROUP INC COM 02209S103   3,919,578 86,050 SH   SOLE   86,050 0 0
APARTMENT INCOME REIT CORP COM 03750L109   631,220 16,152 SH   SOLE   16,152 0 0
APPLE INC COM 037833100   2,295,758 10,900 SH   SOLE   10,900 0 0
ARES CAP CORP COM 04010L103   416,800 20,000 SH   SOLE   20,000 0 0
ASML HOLDINGS NV NY REGISTRY N07059210   306,600 300 SH   SOLE   300 0 0
BK OF AMERICA CORP COM 060505104   39,770 1,000 SH   SOLE   1,000 0 0
BLACKSTONE GROUP LP COM UNIT LTD 09253U108   1,176,100 9,500 SH   SOLE   9,500 0 0
BLACKSTONE SECD LENDING FD COMMON STOCK 09261X102   734,880 24,000 SH   SOLE   24,000 0 0
CAMDEN PPTY TR SH BEN INT 133131102   1,014,723 9,300 SH   SOLE   9,300 0 0
CAMPBELL SOUP CO COM 134429109   577,980 12,790 SH   SOLE   12,790 0 0
CDN IMPERIAL BK COMM TORONTO COM 136069101   1,331,120 28,000 SH   SOLE   28,000 0 0
CARLYLE GROUP INC COM 14316J108   1,395,815 34,765 SH   SOLE   34,765 0 0
CARLYLE SECURED LENDING INC COM 872280102   1,263,532 71,225 SH   SOLE   71,225 0 0
CARMAX INC COM 143130102   220,020 3,000 SH   SOLE   3,000 0 0
CARMAX INC COM 143130902   146,680 2,000 SH Call SOLE   2,000 0 0
CITIGROUP INC COM NEW 017296742   534,206 8,418 SH   SOLE   8,418 0 0
COLUMBIA BKG SYS INC COM 197236102   1,082,016 54,400 SH   SOLE   54,400 0 0
DOW INC COM 260557103   1,554,365 29,300 SH   SOLE   29,300 0 0
DYNEX CAP INC COM 26817Q886   457,899 38,350 SH   SOLE   38,350 0 0
ECOLAB INC COM 278865100   476,000 2,000 SH   SOLE   2,000 0 0
ENBRIDGE INC COM 29250N105   476,906 13,400 SH   SOLE   13,400 0 0
EXXON MOBIL CORP COM 30231G102   2,052,935 17,833 SH   SOLE   17,833 0 0
GE HEALTHCARE TECHNOLOGIES COM 36266G107   227,215 2,916 SH   SOLE   2,916 0 0
GOLDMAN SACHS GROUP COM 38141G104   5,088,600 11,250 SH   SOLE   11,250 0 0
INTERNATIONAL BUSINESS MACHS COM 459200101   2,455,890 14,200 SH   SOLE   14,200 0 0
JPMORGAN CHASE & CO COM 46625H100   262,938 1,300 SH   SOLE   1,300 0 0
KEYCORP COM 493267108   132,864 9,350 SH   SOLE   9,350 0 0
KOHLS CORP COM 500255104   1,295,716 56,360 SH   SOLE   56,360 0 0
M&T BK CORP COM 55261F104   1,625,758 10,741 SH   SOLE   10,741 0 0
MCCORMICK & CO INC COM NON VTG 579780206   1,195,339 16,850 SH   SOLE   16,850 0 0
MOELIS & CO CL A 60786M105   2,853,007 50,176 SH   SOLE   50,176 0 0
RITHM CAPITAL CORP COM NEW 64828T201   436,400 40,000 SH   SOLE   40,000 0 0
NORTHWEST BANCSHARES INC COM 667340103   298,568 25,850 SH   SOLE   25,850 0 0
OLD REP INTL CORP COM 680223104   2,441,100 79,000 SH   SOLE   79,000 0 0
BLUE OWL CAPITAL CORPORATION COM 69121K104   96,338 6,272 SH   SOLE   6,272 0 0
PHILIP MORRIS INTL INC COM 718172109   1,595,441 15,745 SH   SOLE   15,745 0 0
PHILLIPS 66 COM 718546104   847,020 6,000 SH   SOLE   6,000 0 0
PFIZER INC COM 717081103   730,278 26,100 SH   SOLE   26,100 0 0
PRICE T ROWE GROUP INC COM 74144T108   6,059,541 52,550 SH   SOLE   52,550 0 0
PITNEY BOWES INC COM 724479100   635,000 125,000 SH   SOLE   125,000 0 0
PITNEY BOWES INC COM 724479900   635,000 125,000 SH Call SOLE   125,000 0 0
PITNEY BOWES INC COM 724479950   635,000 125,000 SH Put SOLE   125,000 0 0
PRUDENTIAL FINANCIAL INC COM 744320102   1,410,968 12,040 SH   SOLE   12,040 0 0
QUALCOMM INC COM 747525103   199,180 1,000 SH   SOLE   1,000 0 0
READY CAPITAL CORP COM 75574U101   202,455 24,750 SH   SOLE   24,750 0 0
SHOPIFY INC CL A 82509L107   42,933 650 SH   SOLE   650 0 0
SIXTH STREET SPECIALITY LENDN COM 83012A109   1,323,700 62,000 SH   SOLE   62,000 0 0
SMUCKER J M CO COM NEW 832696405   510,307 4,680 SH   SOLE   4,680 0 0
STARBUCKS CORP COM 855244109   6,560,809 84,275 SH   SOLE   84,275 0 0
SUBURBAN PROPANE PARTNERS L UNIT LTD PARTN 864482104   626,670 33,000 SH   SOLE   33,000 0 0
SUNOCO LP / SUNOCO FIN CORP COM UT REP LP 86765K109   2,055,229 36,350 SH   SOLE   36,350 0 0
TELUS CORP COM 87971M103   1,469,761 97,078 SH   SOLE   97,078 0 0
TFS FINL CORP COM 87240R107   125,001 9,905 SH   SOLE   9,905 0 0
THERMO FISHER SCIENTIFIC INC COM 883556102   41,475 75 SH   SOLE   75 0 0
TRAVELERS COMPANIES INC COM 89417E109   9,114,716 44,825 SH   SOLE   44,825 0 0
TORONTO DOMINION BK ONT COM NEW 891160509   1,637,808 29,800 SH   SOLE   29,800 0 0
TOTALENERGIES SE SPONSORED ADS 89151E109   666,800 10,000 SH   SOLE   10,000 0 0
TRUIST FINL CORP COM 89832Q109   813,131 20,930 SH   SOLE   20,930 0 0
VERIZON COMMUNICATIONS INC COM 92343V104   5,658,334 137,205 SH   SOLE   137,205 0 0
VERTEX PHARMACEUTICALS INC COM 92532F100   1,295,542 2,764 SH   SOLE   2,764 0 0
WEST PHARMACEUTICAL SVSC INC COM 955306105   225,632 685 SH   SOLE   685 0 0
ACCENTURE PLC IRELAND COM G1151C101   60,682 200 SH   SOLE   200 0 0
BRITISH AMERN TOB PLC SPONSORED ADR 110448107   24,744 800 SH   SOLE   800 0 0
BROADCOM INC COM 11135F101   160,553 100 SH   SOLE   100 0 0
PARAMOUNT GLOBAL CL B 92556H206   10,348 996 SH   SOLE   996 0 0
CVS HEALTH CORP COM 126650100   41,342 700 SH   SOLE   700 0 0
CROWDSTRIKE HLDGS INC CL A 22788C105   57,479 150 SH   SOLE   150 0 0
COUSINS PPTYS INC COM NEW 222795502   34,725 1,500 SH   SOLE   1,500 0 0
DESKTOP METAL INC COM CL A 25058X105   826 200 SH   SOLE   200 0 0
DUKE ENERGY CORP NEW COM NEW 26441C204   20,046 200 SH   SOLE   200 0 0
ETSY INC COM 29786A106   147,450 2,500 SH   SOLE   2,500 0 0
FLUENCE ENERGY INC COM CL A 34379V103   27,744 1,600 SH   SOLE   1,600 0 0
FOX CORP CL A COM 35137L105   9,606 300 SH   SOLE   300 0 0
GENERAL DYNAMICS CORP COM 369550108   29,014 100 SH   SOLE   100 0 0
GE VERNOVA INC COM 36828A101   20,581 120 SH   SOLE   120 0 0
GLAXOSMITHKLINE PLC SPONSORED ADR 37733W105   30,800 800 SH   SOLE   800 0 0
HEWLETT PACKARD ENTERPRISE C COM 42824C109   16,936 800 SH   SOLE   800 0 0
HUNTINGTON BANCSHARES COM 446150104   13,180 1,000 SH   SOLE   1,000 0 0
HALEON PLC SPON ADS 405552100   8,260 1,000 SH   SOLE   1,000 0 0
HP INC COM 40434L105   17,510 500 SH   SOLE   500 0 0
INTEL CORP COM 458140100   27,873 900 SH   SOLE   900 0 0
INTL PAPER CO COM 460146103   8,630 200 SH   SOLE   200 0 0
KINDER MORGAN INC DEL COM 49456B101   19,870 1,000 SH   SOLE   1,000 0 0
LEIDOS HOLDINGS INC COM 525327102   51,058 350 SH   SOLE   350 0 0
LLOYDS BANKING GROUP PLC SPONSORED ADR 539439109   54,600 20,000 SH   SOLE   20,000 0 0
MERCK & CO INC COM 58933Y105   49,520 400 SH   SOLE   400 0 0
MORGAN STANLEY COM NEW 617446448   77,752 800 SH   SOLE   800 0 0
NEXTERA ENERGY INC COM 65339F101   14,162 200 SH   SOLE   200 0 0
NIKE INC CL B 654106103   60,296 800 SH   SOLE   800 0 0
NVIDIA CORP COM 67066G104   1,729,560 14,000 SH   SOLE   14,000 0 0
NVIDIA CORP COM 67066G904   617,700 5,000 SH Call SOLE   5,000 0 0
NVIDIA CORP COM 67066G954   1,235,400 10,000 SH Put SOLE   10,000 0 0
NEW YORK CMNTY BANK CORP INC COM 649445103   6,440 2,000 SH   SOLE   2,000 0 0
ORGANON & COMPANY COMMON STOCK 68622V106   11,178 540 SH   SOLE   540 0 0
PALANTIR TECHNOLOGIES CL A COM 69608A108   17,731 700 SH   SOLE   700 0 0
PAYPAL HLDGS INC COM 70450Y103   14,508 250 SH   SOLE   250 0 0
QORVO INC COM 74736K101   5,802 50 SH   SOLE   50 0 0
ROBLOX CORP CL A 771049103   29,768 800 SH   SOLE   800 0 0
SALESFORCE COM INC COM 79466L302   13,883 54 SH   SOLE   54 0 0
SEAGATE TECHNOLOGY PLC SHS 67945M107   25,818 250 SH   SOLE   250 0 0
SK TELECOM LTD SPONSORED ADR 78440P306   58,604 2,800 SH   SOLE   2,800 0 0
SYLVAMO CORP COMMON STOCK 871332102   1,235 18 SH   SOLE   18 0 0
SNAP INC CL A 83304A106   21,593 1,300 SH   SOLE   1,300 0 0
WOLFSPEED INC COM 977852102   5,690 250 SH   SOLE   250 0 0
ANIXA BIOSCIENCES INC COM 03528H109   1,105 500 SH   SOLE   500 0 0
ARS PHARMACEUTICALS INC COM 82835W108   17,020 2,000 SH   SOLE   2,000 0 0
LAUDER ESTEE COS INC CL A 518439104   31,920 300 SH   SOLE   300 0 0
EXACT SCIENCES CORP COM 30063P105   8,450 200 SH   SOLE   200 0 0
GENERAC HLDGS INC COM 368736104   13,222 100 SH   SOLE   100 0 0
LOCKHEED MARTIN CORP COM 539830109   46,710 100 SH   SOLE   100 0 0
PROCTER AND GAMBLE CO COM 742718109   65,968 400 SH   SOLE   400 0 0