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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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   1,937,250 267,946 SH   SOLE   267,946 0 0
ABBVIE INC COM 00287Y109   14,316,313 72,495 SH   SOLE   72,495 0 0
ALTRIA GROUP INC COM 02209S103   4,391,992 86,050 SH   SOLE   86,050 0 0
APPLE INC COM 037833100   2,539,700 10,900 SH   SOLE   10,900 0 0
ARES CAP CORP COM 04010L103   418,800 20,000 SH   SOLE   20,000 0 0
ASML HOLDINGS NV NY REGISTRY N07059210   249,975 300 SH   SOLE   300 0 0
BK OF AMERICA CORP COM 060505104   39,680 1,000 SH   SOLE   1,000 0 0
BLACKSTONE GROUP LP COM UNIT LTD 09253U108   1,454,735 9,500 SH   SOLE   9,500 0 0
BLACKSTONE SECD LENDING FD COMMON STOCK 09261X102   702,960 24,000 SH   SOLE   24,000 0 0
BRISTOL - MYERS Squibb CO COM 110122108   605,358 11,700 SH   SOLE   11,700 0 0
CAMDEN PPTY TR SH BEN INT 133131102   1,148,736 9,300 SH   SOLE   9,300 0 0
CAMPBELL SOUP CO COM 134429109   625,687 12,790 SH   SOLE   12,790 0 0
CDN IMPERIAL BK COMM TORONTO COM 136069101   1,717,520 28,000 SH   SOLE   28,000 0 0
CARLYLE GROUP INC COM 14316J108   1,496,981 34,765 SH   SOLE   34,765 0 0
CARLYLE SECURED LENDING INC COM 872280102   1,208,688 71,225 SH   SOLE   71,225 0 0
CARMAX INC COM 143130102   232,140 3,000 SH   SOLE   3,000 0 0
CITIGROUP INC COM NEW 017296742   526,967 8,418 SH   SOLE   8,418 0 0
COLUMBIA BKG SYS INC COM 197236102   1,420,384 54,400 SH   SOLE   54,400 0 0
DOW INC COM 260557103   1,600,659 29,300 SH   SOLE   29,300 0 0
DYNEX CAP INC COM 26817Q886   489,346 38,350 SH   SOLE   38,350 0 0
ENBRIDGE INC COM 29250N105   544,174 13,400 SH   SOLE   13,400 0 0
EXXON MOBIL CORP COM 30231G102   1,578,719 13,468 SH   SOLE   13,468 0 0
GE HEALTHCARE TECHNOLOGIES COM 36266G107   273,667 2,916 SH   SOLE   2,916 0 0
GOLDMAN SACHS GROUP COM 38141G104   5,569,988 11,250 SH   SOLE   11,250 0 0
INTERNATIONAL BUSINESS MACHS COM 459200101   3,139,336 14,200 SH   SOLE   14,200 0 0
JPMORGAN CHASE & CO COM 46625H100   274,118 1,300 SH   SOLE   1,300 0 0
KEYCORP COM 493267108   156,613 9,350 SH   SOLE   9,350 0 0
KOHLS CORP COM 500255104   2,771,696 131,360 SH   SOLE   131,360 0 0
M&T BK CORP COM 55261F104   1,646,007 9,241 SH   SOLE   9,241 0 0
MCCORMICK & CO INC COM NON VTG 579780206   1,386,755 16,850 SH   SOLE   16,850 0 0
MOELIS & CO CL A 60786M105   3,437,558 50,176 SH   SOLE   50,176 0 0
RITHM CAPITAL CORP COM NEW 64828T201   454,000 40,000 SH   SOLE   40,000 0 0
NORTHWEST BANCSHARES INC COM 667340103   345,873 25,850 SH   SOLE   25,850 0 0
OLD REP INTL CORP COM 680223104   2,798,180 79,000 SH   SOLE   79,000 0 0
BLUE OWL CAPITAL CORPORATION COM 69121K104   91,383 6,272 SH   SOLE   6,272 0 0
PHILIP MORRIS INTL INC COM 718172109   1,911,443 15,745 SH   SOLE   15,745 0 0
PFIZER INC COM 717081103   509,344 17,600 SH   SOLE   17,600 0 0
PRICE T ROWE GROUP INC COM 74144T108   5,724,272 52,550 SH   SOLE   52,550 0 0
PITNEY BOWES INC COM 724479100   1,319,050 185,000 SH   SOLE   185,000 0 0
PRUDENTIAL FINANCIAL INC COM 744320102   1,458,044 12,040 SH   SOLE   12,040 0 0
QUALCOMM INC COM 747525103   170,050 1,000 SH   SOLE   1,000 0 0
READY CAPITAL CORP COM 75574U101   188,843 24,750 SH   SOLE   24,750 0 0
SAREPTA THERAPEUTICS INC COM 803607100   231,047 1,850 SH   SOLE   1,850 0 0
SHOPIFY INC CL A 82509L107   52,091 650 SH   SOLE   650 0 0
SIXTH STREET SPECIALITY LENDN COM 83012A109   1,272,860 62,000 SH   SOLE   62,000 0 0
SMUCKER J M CO COM NEW 832696405   566,748 4,680 SH   SOLE   4,680 0 0
STARBUCKS CORP COM 855244109   8,215,970 84,275 SH   SOLE   84,275 0 0
SUBURBAN PROPANE PARTNERS L UNIT LTD PARTN 864482104   592,020 33,000 SH   SOLE   33,000 0 0
SUNOCO LP / SUNOCO FIN CORP COM UT REP LP 86765K109   1,951,268 36,350 SH   SOLE   36,350 0 0
TELUS CORP COM 87971M103   1,628,969 97,078 SH   SOLE   97,078 0 0
TFS FINL CORP COM 87240R107   127,378 9,905 SH   SOLE   9,905 0 0
TRAVELERS COMPANIES INC COM 89417E109   10,494,429 44,825 SH   SOLE   44,825 0 0
TORONTO DOMINION BK ONT COM NEW 891160509   1,885,148 29,800 SH   SOLE   29,800 0 0
TOTALENERGIES SE SPONSORED ADS 89151E109   646,200 10,000 SH   SOLE   10,000 0 0
TRUIST FINL CORP COM 89832Q109   895,176 20,930 SH   SOLE   20,930 0 0
VERIZON COMMUNICATIONS INC COM 92343V104   6,161,877 137,205 SH   SOLE   137,205 0 0
VERTEX PHARMACEUTICALS INC COM 92532F100   1,285,481 2,764 SH   SOLE   2,764 0 0
ACCENTURE PLC IRELAND COM G1151C101   70,696 200 SH   SOLE   200 0 0
BRITISH AMERN TOB PLC SPONSORED ADR 110448107   29,264 800 SH   SOLE   800 0 0
BROADCOM INC COM 11135F101   172,500 1,000 SH   SOLE   1,000 0 0
PARAMOUNT GLOBAL CL B 92556H206   10,578 996 SH   SOLE   996 0 0
CVS HEALTH CORP COM 126650100   44,016 700 SH   SOLE   700 0 0
CROWDSTRIKE HLDGS INC CL A 22788C105   42,071 150 SH   SOLE   150 0 0
COUSINS PPTYS INC COM NEW 222795502   44,220 1,500 SH   SOLE   1,500 0 0
DESKTOP METAL INC COM CL A 25058X105   934 200 SH   SOLE   200 0 0
DUKE ENERGY CORP NEW COM NEW 26441C204   23,060 200 SH   SOLE   200 0 0
ETSY INC COM 29786A106   138,825 2,500 SH   SOLE   2,500 0 0
FLUENCE ENERGY INC COM CL A 34379V103   36,336 1,600 SH   SOLE   1,600 0 0
FOX CORP CL A COM 35137L105   11,640 300 SH   SOLE   300 0 0
GENERAL DYNAMICS CORP COM 369550108   30,220 100 SH   SOLE   100 0 0
GE VERNOVA INC COM 36828A101   30,598 120 SH   SOLE   120 0 0
GLAXOSMITHKLINE PLC SPONSORED ADR 37733W105   32,704 800 SH   SOLE   800 0 0
HEWLETT PACKARD ENTERPRISE C COM 42824C109   16,368 800 SH   SOLE   800 0 0
HUNTINGTON BANCSHARES COM 446150104   14,700 1,000 SH   SOLE   1,000 0 0
HALEON PLC SPON ADS 405552100   10,580 1,000 SH   SOLE   1,000 0 0
HP INC COM 40434L105   17,935 500 SH   SOLE   500 0 0
INTEL CORP COM 458140100   21,114 900 SH   SOLE   900 0 0
INTL PAPER CO COM 460146103   9,770 200 SH   SOLE   200 0 0
KINDER MORGAN INC DEL COM 49456B101   22,090 1,000 SH   SOLE   1,000 0 0
LEIDOS HOLDINGS INC COM 525327102   57,050 350 SH   SOLE   350 0 0
LLOYDS BANKING GROUP PLC SPONSORED ADR 539439109   62,400 20,000 SH   SOLE   20,000 0 0
MERCK & CO INC COM 58933Y105   45,424 400 SH   SOLE   400 0 0
MORGAN STANLEY COM NEW 617446448   83,392 800 SH   SOLE   800 0 0
NEXTERA ENERGY INC COM 65339F101   16,906 200 SH   SOLE   200 0 0
NIKE INC CL B 654106103   70,720 800 SH   SOLE   800 0 0
NVIDIA CORP COM 67066G104   1,700,160 14,000 SH   SOLE   14,000 0 0
NVIDIA CORP COM 67066G904   607,200 5,000 SH Call SOLE   5,000 0 0
NVIDIA CORP COM 67066G954   1,214,400 10,000 SH Put SOLE   10,000 0 0
NEW YORK CMNTY BANK CORP INC COM 649445103   7,479 666 SH   SOLE   666 0 0
ORGANON & COMPANY COMMON STOCK 68622V106   10,330 540 SH   SOLE   540 0 0
PALANTIR TECHNOLOGIES CL A COM 69608A108   26,040 700 SH   SOLE   700 0 0
PAYPAL HLDGS INC COM 70450Y103   19,508 250 SH   SOLE   250 0 0
QORVO INC COM 74736K101   5,165 50 SH   SOLE   50 0 0
ROBLOX CORP CL A 771049103   35,408 800 SH   SOLE   800 0 0
SALESFORCE COM INC COM 79466L302   14,780 54 SH   SOLE   54 0 0
SEAGATE TECHNOLOGY PLC SHS 67945M107   27,383 250 SH   SOLE   250 0 0
SK TELECOM LTD SPONSORED ADR 78440P306   66,556 2,800 SH   SOLE   2,800 0 0
SYLVAMO CORP COMMON STOCK 871332102   1,545 18 SH   SOLE   18 0 0
SNAP INC CL A 83304A106   13,910 1,300 SH   SOLE   1,300 0 0
WOLFSPEED INC COM 977852102   5,335 550 SH   SOLE   550 0 0
ANIXA BIOSCIENCES INC COM 03528H109   1,575 500 SH   SOLE   500 0 0
ARS PHARMACEUTICALS INC COM 82835W108   29,000 2,000 SH   SOLE   2,000 0 0
LAUDER ESTEE COS INC CL A 518439104   69,783 700 SH   SOLE   700 0 0
EXACT SCIENCES CORP COM 30063P105   13,624 200 SH   SOLE   200 0 0
GENERAC HLDGS INC COM 368736104   15,888 100 SH   SOLE   100 0 0
LOCKHEED MARTIN CORP COM 539830109   58,456 100 SH   SOLE   100 0 0
PROCTER AND GAMBLE CO COM 742718109   69,280 400 SH   SOLE   400 0 0