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
3M CO COM 88579Y101   1,781,202 17,796 SH   SOLE   17,796 0 0
ABBOTT LABS COM 002824100   1,511,535 13,865 SH   SOLE   13,865 0 0
APPLE INC COM 037833100   3,758,191 19,375 SH   SOLE   19,375 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   5,362,225 15,725 SH   SOLE   15,725 0 0
BLACKROCK INC COM 09247X101   2,325,686 3,365 SH   SOLE   3,365 0 0
BLACKSTONE INC COM 09260D107   4,744,724 51,035 SH   SOLE   51,035 0 0
BOEING CO COM 097023105   1,500,770 7,107 SH   SOLE   7,107 0 0
BROADCOM INC COM 11135F101   1,521,472 1,754 SH   SOLE   1,754 0 0
CATERPILLAR INC COM 149123101   970,667 3,945 SH   SOLE   3,945 0 0
CHEVRON CORP NEW COM 166764100   1,768,409 11,239 SH   SOLE   11,239 0 0
CONSTELLATION BRANDS INC CL A 21036P108   879,915 3,575 SH   SOLE   3,575 0 0
CVS HEALTH CORP COM 126650100   2,215,458 32,048 SH   SOLE   32,048 0 0
DEERE & CO COM 244199105   2,859,732 7,058 SH   SOLE   7,058 0 0
DIAGEO PLC SPON ADR NEW 25243Q205   3,382,491 19,498 SH   SOLE   19,498 0 0
DISNEY WALT CO COM 254687106   2,257,971 25,291 SH   SOLE   25,291 0 0
DOMINION ENERGY INC COM 25746U109   1,881,875 36,337 SH   SOLE   36,337 0 0
EATON CORP PLC SHS G29183103   3,970,518 19,744 SH   SOLE   19,744 0 0
EMERSON ELEC CO COM 291011104   718,149 7,945 SH   SOLE   7,945 0 0
ENBRIDGE INC COM 29250N105   2,029,319 54,625 SH   SOLE   54,625 0 0
ENTERPRISE PRODS PARTNERS L COM 293792107   2,318,534 87,990 SH   SOLE   87,990 0 0
EXXON MOBIL CORP COM 30231G102   2,430,197 22,659 SH   SOLE   22,659 0 0
FEDEX CORP COM 31428X106   1,737,961 7,011 SH   SOLE   7,011 0 0
GENERAL MLS INC COM 370334104   2,944,532 38,390 SH   SOLE   38,390 0 0
HEALTHPEAK PROPERTIES INC COM 42250P103   317,078 15,775 SH   SOLE   15,775 0 0
HERCULES CAPITAL INC COM 427096508   1,240,532 83,820 SH   SOLE   83,820 0 0
HONEYWELL INTL INC COM 438516106   1,213,253 5,847 SH   SOLE   5,847 0 0
ILLINOIS TOOL WKS INC COM 452308109   2,921,468 11,678 SH   SOLE   11,678 0 0
INTEL CORP COM 458140100   1,542,821 46,137 SH   SOLE   46,137 0 0
ISHARES TR RUS 1000 ETF 464287622   292,488 1,200 SH   SOLE   1,200 0 0
ISHARES TR PFD AND INCM SEC 464288687   1,964,055 63,500 SH   SOLE   63,500 0 0
ISHARES TR S&P 100 ETF 464287101   2,420,738 11,691 SH   SOLE   11,691 0 0
ISHARES TR CORE S&P500 ETF 464287200   824,564 1,850 SH   SOLE   1,850 0 0
JOHNSON & JOHNSON COM 478160104   2,803,456 16,937 SH   SOLE   16,937 0 0
JOHNSON CTLS INTL PLC SHS G51502105   715,470 10,500 SH   SOLE   10,500 0 0
JPMORGAN CHASE & CO COM 46625H100   4,987,747 34,294 SH   SOLE   34,294 0 0
KELLOGG CO COM 487836108   1,403,296 20,820 SH   SOLE   20,820 0 0
L3HARRIS TECHNOLOGIES INC COM 502431109   394,477 2,015 SH   SOLE   2,015 0 0
LOCKHEED MARTIN CORP COM 539830109   1,374,234 2,985 SH   SOLE   2,985 0 0
MCCORMICK & CO INC COM NON VTG 579780206   558,272 6,400 SH   SOLE   6,400 0 0
MEDTRONIC PLC SHS G5960L103   2,094,137 23,770 SH   SOLE   23,770 0 0
MERCK & CO INC COM 58933Y105   4,163,526 36,082 SH   SOLE   36,082 0 0
MICROSOFT CORP COM 594918104   6,549,647 19,233 SH   SOLE   19,233 0 0
NIKE INC CL B 654106103   571,165 5,175 SH   SOLE   5,175 0 0
NOVARTIS AG SPONSORED ADR 66987V109   1,210,920 12,000 SH   SOLE   12,000 0 0
PARAMOUNT GLOBAL CLASS B COM 92556H206   629,320 39,555 SH   SOLE   39,555 0 0
PEPSICO INC COM 713448108   2,236,692 12,076 SH   SOLE   12,076 0 0
PFIZER INC COM 717081103   2,230,731 60,816 SH   SOLE   60,816 0 0
PROCTER AND GAMBLE CO COM 742718109   3,973,055 26,183 SH   SOLE   26,183 0 0
RAYTHEON TECHNOLOGIES CORP COM 75513E101   804,937 8,217 SH   SOLE   8,217 0 0
RPM INTL INC COM 749685103   886,084 9,875 SH   SOLE   9,875 0 0
RYDER SYS INC COM 783549108   384,824 4,539 SH   SOLE   4,539 0 0
SCHWAB STRATEGIC TR US SML CAP ETF 808524607   2,945,287 67,244 SH   SOLE   67,244 0 0
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797   1,059,235 14,586 SH   SOLE   14,586 0 0
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508   488,686 6,880 SH   SOLE   6,880 0 0
SCHWAB STRATEGIC TR EMRG MKTEQ ETF 808524706   373,514 15,165 SH   SOLE   15,165 0 0
SCHWAB STRATEGIC TR US BRD MKT ETF 808524102   1,021,075 19,750 SH   SOLE   19,750 0 0
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   308,447 9,150 SH   SOLE   9,150 0 0
SELECT SECTOR SPDR TR SBI INT-INDS 81369Y704   348,790 3,250 SH   SOLE   3,250 0 0
SOFI TECHNOLOGIES INC COM 83406F102   238,733 28,625 SH   SOLE   28,625 0 0
SPDR S&P 500 ETF TR TR UNIT 78462F103   487,608 1,100 SH   SOLE   1,100 0 0
STRYKER CORPORATION COM 863667101   1,052,561 3,450 SH   SOLE   3,450 0 0
THE CIGNA GROUP COM 125523100   3,988,886 14,216 SH   SOLE   14,216 0 0
THERMO FISHER SCIENTIFIC INC COM 883556102   400,182 767 SH   SOLE   767 0 0
TORONTO DOMINION BK ONT COM NEW 891160509   1,630,863 26,300 SH   SOLE   26,300 0 0
UNILEVER PLC SPON ADR NEW 904767704   1,305,222 25,038 SH   SOLE   25,038 0 0
UNION PAC CORP COM 907818108   2,851,941 13,938 SH   SOLE   13,938 0 0
UNITED PARCEL SERVICE INC CL B 911312106   644,159 3,594 SH   SOLE   3,594 0 0
UNITEDHEALTH GROUP INC COM 91324P102   1,951,398 4,060 SH   SOLE   4,060 0 0
US BANCORP DEL COM NEW 902973304   393,672 11,915 SH   SOLE   11,915 0 0
VANGUARD INDEX FDS TOTAL STK MKT 922908769   690,687 3,135 SH   SOLE   3,135 0 0
VANGUARD INDEX FDS LARGE CAP ETF 922908637   202,720 1,000 SH   SOLE   1,000 0 0
VANGUARD TAX-MANAGED FDS VAN FTSE DEV MKT 921943858   2,332,136 50,501 SH   SOLE   50,501 0 0
VERIZON COMMUNICATIONS INC COM 92343V104   958,849 25,782 SH   SOLE   25,782 0 0
VISA INC COM CL A 92826C839   596,075 2,510 SH   SOLE   2,510 0 0
WELLTOWER INC COM 95040Q104   1,222,807 15,117 SH   SOLE   15,117 0 0
WP CAREY INC COM 92936U109   2,321,699 34,365 SH   SOLE   34,365 0 0