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   1,729,255 18,471 SH   SOLE   18,471 0 0
ABBOTT LABS COM 002824100   1,330,694 13,740 SH   SOLE   13,740 0 0
APPLE INC COM 037833100   3,147,715 18,385 SH   SOLE   18,385 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   5,331,566 15,220 SH   SOLE   15,220 0 0
BLACKROCK INC COM 09247X101   2,152,812 3,330 SH   SOLE   3,330 0 0
BLACKSTONE INC COM 09260D107   5,350,036 49,935 SH   SOLE   49,935 0 0
BOEING CO COM 097023105   1,362,320 7,107 SH   SOLE   7,107 0 0
BROADCOM INC COM 11135F101   1,415,308 1,704 SH   SOLE   1,704 0 0
CATERPILLAR INC COM 149123101   1,075,620 3,940 SH   SOLE   3,940 0 0
CHEVRON CORP NEW COM 166764100   1,873,992 11,114 SH   SOLE   11,114 0 0
CONSTELLATION BRANDS INC CL A 21036P108   867,089 3,450 SH   SOLE   3,450 0 0
CVS HEALTH CORP COM 126650100   2,223,607 31,848 SH   SOLE   31,848 0 0
DEERE & CO COM 244199105   2,587,980 6,858 SH   SOLE   6,858 0 0
DIAGEO PLC SPON ADR NEW 25243Q205   2,884,824 19,338 SH   SOLE   19,338 0 0
DISNEY WALT CO COM 254687106   2,021,459 24,941 SH   SOLE   24,941 0 0
DOMINION ENERGY INC COM 25746U109   1,561,737 34,962 SH   SOLE   34,962 0 0
EATON CORP PLC SHS G29183103   3,919,873 18,379 SH   SOLE   18,379 0 0
EMERSON ELEC CO COM 291011104   747,935 7,745 SH   SOLE   7,745 0 0
ENBRIDGE INC COM 29250N105   1,817,030 54,175 SH   SOLE   54,175 0 0
ENTERPRISE PRODS PARTNERS L COM 293792107   2,383,651 87,090 SH   SOLE   87,090 0 0
EXXON MOBIL CORP COM 30231G102   2,649,569 22,534 SH   SOLE   22,534 0 0
FEDERAL RLTY INVT TR NEW SH BEN INT NEW 313745101   212,074 2,340 SH   SOLE   2,340 0 0
FEDEX CORP COM 31428X106   1,857,283 7,011 SH   SOLE   7,011 0 0
GENERAL MLS INC COM 370334104   2,440,595 38,140 SH   SOLE   38,140 0 0
HERCULES CAPITAL INC COM 427096508   1,356,616 82,620 SH   SOLE   82,620 0 0
HONEYWELL INTL INC COM 438516106   1,047,845 5,672 SH   SOLE   5,672 0 0
ILLINOIS TOOL WKS INC COM 452308109   2,672,378 11,603 SH   SOLE   11,603 0 0
INTEL CORP COM 458140100   1,622,395 45,637 SH   SOLE   45,637 0 0
ISHARES TR PFD AND INCM SEC 464288687   1,900,958 63,050 SH   SOLE   63,050 0 0
ISHARES TR CORE S&P500 ETF 464287200   772,974 1,800 SH   SOLE   1,800 0 0
ISHARES TR RUS 1000 ETF 464287622   281,892 1,200 SH   SOLE   1,200 0 0
ISHARES TR S&P 100 ETF 464287101   2,310,570 11,516 SH   SOLE   11,516 0 0
JOHNSON & JOHNSON COM 478160104   2,595,147 16,662 SH   SOLE   16,662 0 0
JOHNSON CTLS INTL PLC SHS G51502105   532,100 10,000 SH   SOLE   10,000 0 0
JPMORGAN CHASE & CO COM 46625H100   4,802,945 33,119 SH   SOLE   33,119 0 0
KELLANOVA COM 487836108   1,224,146 20,570 SH   SOLE   20,570 0 0
L3HARRIS TECHNOLOGIES INC COM 502431109   345,628 1,985 SH   SOLE   1,985 0 0
LOCKHEED MARTIN CORP COM 539830109   1,220,746 2,985 SH   SOLE   2,985 0 0
MCCORMICK & CO INC COM NON VTG 579780206   484,096 6,400 SH   SOLE   6,400 0 0
MEDTRONIC PLC SHS G5960L103   1,905,323 24,315 SH   SOLE   24,315 0 0
MERCK & CO INC COM 58933Y105   3,686,352 35,807 SH   SOLE   35,807 0 0
MICROSOFT CORP COM 594918104   6,001,814 19,008 SH   SOLE   19,008 0 0
NIKE INC CL B 654106103   463,757 4,850 SH   SOLE   4,850 0 0
NOVARTIS AG SPONSORED ADR 66987V109   1,222,320 12,000 SH   SOLE   12,000 0 0
PARAMOUNT GLOBAL CLASS B COM 92556H206   502,520 38,955 SH   SOLE   38,955 0 0
PEPSICO INC COM 713448108   2,021,067 11,928 SH   SOLE   11,928 0 0
PFIZER INC COM 717081103   2,047,120 61,716 SH   SOLE   61,716 0 0
PROCTER AND GAMBLE CO COM 742718109   3,791,383 25,993 SH   SOLE   25,993 0 0
RPM INTL INC COM 749685103   936,249 9,875 SH   SOLE   9,875 0 0
RTX CORPORATION COM 75513E101   584,180 8,117 SH   SOLE   8,117 0 0
RYDER SYS INC COM 783549108   485,399 4,539 SH   SOLE   4,539 0 0
SCHWAB STRATEGIC TR US BRD MKT ETF 808524102   954,628 19,150 SH   SOLE   19,150 0 0
SCHWAB STRATEGIC TR EMRG MKTEQ ETF 808524706   292,667 12,225 SH   SOLE   12,225 0 0
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508   465,638 6,880 SH   SOLE   6,880 0 0
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797   1,001,679 14,156 SH   SOLE   14,156 0 0
SCHWAB STRATEGIC TR US SML CAP ETF 808524607   2,764,536 66,744 SH   SOLE   66,744 0 0
SELECT SECTOR SPDR TR INDL 81369Y704   321,882 3,175 SH   SOLE   3,175 0 0
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   303,506 9,150 SH   SOLE   9,150 0 0
SOFI TECHNOLOGIES INC COM 83406F102   215,131 26,925 SH   SOLE   26,925 0 0
SPDR S&P 500 ETF TR TR UNIT 78462F103   448,854 1,050 SH   SOLE   1,050 0 0
STRYKER CORPORATION COM 863667101   915,455 3,350 SH   SOLE   3,350 0 0
THE CIGNA GROUP COM 125523100   4,025,165 14,071 SH   SOLE   14,071 0 0
THERMO FISHER SCIENTIFIC INC COM 883556102   388,232 767 SH   SOLE   767 0 0
TORONTO DOMINION BK ONT COM NEW 891160509   1,569,773 26,050 SH   SOLE   26,050 0 0
UNILEVER PLC SPON ADR NEW 904767704   1,183,764 23,963 SH   SOLE   23,963 0 0
UNION PAC CORP COM 907818108   2,802,507 13,763 SH   SOLE   13,763 0 0
UNITED PARCEL SERVICE INC CL B 911312106   560,384 3,595 SH   SOLE   3,595 0 0
UNITEDHEALTH GROUP INC COM 91324P102   2,047,011 4,060 SH   SOLE   4,060 0 0
US BANCORP DEL COM NEW 902973304   384,818 11,640 SH   SOLE   11,640 0 0
VANGUARD INDEX FDS TOTAL STK MKT 922908769   666,984 3,140 SH   SOLE   3,140 0 0
VANGUARD TAX-MANAGED FDS VAN FTSE DEV MKT 921943858   2,186,044 50,001 SH   SOLE   50,001 0 0
VERIZON COMMUNICATIONS INC COM 92343V104   832,368 25,682 SH   SOLE   25,682 0 0
VISA INC COM CL A 92826C839   577,325 2,510 SH   SOLE   2,510 0 0
WELLTOWER INC COM 95040Q104   1,236,330 15,092 SH   SOLE   15,092 0 0
WP CAREY INC COM 92936U109   2,508,771 46,390 SH   SOLE   46,390 0 0