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
Expires:Oct 31, 2018
Estimated average burden
hours per response:23.8

COLUMN 1COLUMN 2COLUMN 3COLUMN 4COLUMN 5COLUMN 6COLUMN 7COLUMN 8
VALUESHRS ORSH/PUT/INVESTMENTOTHERVOTING AUTHORITY
NAME OF ISSUERTITLE OF CLASSCUSIP(x$1000)PRN AMTPRNCALLDISCRETIONMANAGERSOLESHAREDNONE
ABBOTT LABSCOM0028241001,28010,681SH SOLE 511010,170
ADOBE SYSTEMS INCORPORATEDCOM00724F1011,0212,147SH SOLE 14002,007
ALLSTATE CORPCOM0200021011,83515,974SH SOLE 782015,192
ALPHABET INCCAP STK CL C02079K1071,291624SH SOLE 900534
ALPHABET INCCAP STK CL A02079K3051,879911SH SOLE 380873
ALTRIA GROUP INCCOM02209S10369713,633SH SOLE 963012,670
AMAZON COM INCCOM023135106832269SH SOLE 480221
AMERICAN EXPRESS COCOM0258161097315,171SH SOLE 27404,897
AMERICAN TOWER CORP NEWCOM03027X1005262,201SH SOLE 2502,176
AMERIPRISE FINL INCCOM03076C1061,3515,814SH SOLE 21105,603
APPLE INCCOM0378331009,25075,724SH SOLE 3,231072,493
APPLIED MATLS INCCOM0382221053462,593SH SOLE 002,593
ASHLAND GLOBAL HLDGS INCCOM0441861041,03711,680SH SOLE 727010,953
AT&T INCCOM00206R1021,00333,121SH SOLE 1,827031,294
AUTONATION INCCOM05329W1021,39614,973SH SOLE 736014,237
AUTOZONE INCCOM0533321021,119797SH SOLE 490748
AVALONBAY CMNTYS INCCOM0534841012781,508SH SOLE 001,508
BANK NEW YORK MELLON CORPCOM06405810072515,332SH SOLE 1,051014,281
BCE INCCOM NEW05534B76081918,154SH SOLE 1,183016,971
BERKSHIRE HATHAWAY INC DELCL B NEW0846707025202,035SH SOLE 30301,732
BK OF AMERICA CORPCOM06050510476519,763SH SOLE 0019,763
BLACKROCK INCCOM09247X1011,2211,619SH SOLE 17501,444
BOEING COCOM0970231052961,161SH SOLE 2000961
BRISTOL-MYERS SQUIBB COCOM1101221081,51724,031SH SOLE 1,356022,675
BROADCOM INCCOM11135F1011,3872,991SH SOLE 18402,807
CAMDEN PPTY TRSH BEN INT1331311022822,564SH SOLE 002,564
CAPITAL ONE FINL CORPCOM14040H1051,0378,147SH SOLE 42207,725
CHEVRON CORP NEWCOM1667641005605,341SH SOLE 005,341
CISCO SYS INCCOM17275R1021,51929,376SH SOLE 1,343028,033
COLGATE PALMOLIVE COCOM1941621034996,336SH SOLE 006,336
COMMUNITY BK SYS INCCOM2036071065377,000SH SOLE 007,000
CONOCOPHILLIPSCOM20825C10499218,731SH SOLE 945017,786
CORELOGIC INCCOM21871D1031,06913,490SH SOLE 0013,490
CORNING INCCOM2193501052435,575SH SOLE 005,575
COSTAR GROUP INCCOM22160N1091,4101,715SH SOLE 9201,623
COSTCO WHSL CORP NEWCOM22160K1052,6507,519SH SOLE 23107,288
CVS HEALTH CORPCOM1266501003074,081SH SOLE 004,081
DBX ETF TRXTRACK MSCI EAFE2330512002075,700SH SOLE 005,700
DEERE & COCOM2441991051,4333,830SH SOLE 21103,619
DIGITAL RLTY TR INCCOM2538681039806,958SH SOLE 66906,289
DISNEY WALT COCOM2546871062,12011,491SH SOLE 1,142010,349
DTE ENERGY COCOM2333311071,0137,605SH SOLE 48707,118
ECOLAB INCCOM2788651002141,000SH SOLE 4000600
EDWARDS LIFESCIENCES CORPCOM28176E10886310,321SH SOLE 0010,321
ELECTRONIC ARTS INCCOM2855121091,1608,568SH SOLE 86107,707
EQUITY LIFESTYLE PPTYS INCCOM29472R1082393,762SH SOLE 003,762
EXXON MOBIL CORPCOM30231G1021,51127,057SH SOLE 0027,057
FACEBOOK INCCL A30303M1021,3164,469SH SOLE 61503,854
FEDEX CORPCOM31428X1061,1834,165SH SOLE 20003,965
FIRST AMERN FINL CORPCOM31847R10273112,905SH SOLE 0012,905
GENERAL DYNAMICS CORPCOM3695501086733,705SH SOLE 10703,598
GENERAL ELECTRIC COCOM36960410314010,625SH SOLE 0010,625
GENUINE PARTS COCOM3724601051,19510,342SH SOLE 59509,747
GILEAD SCIENCES INCCOM3755581032103,249SH SOLE 003,249
GOLDMAN SACHS GROUP INCCOM38141G1048202,509SH SOLE 002,509
HOME DEPOT INCCOM4370761022,8619,372SH SOLE 90008,472
HONEYWELL INTL INCCOM4385161063,42915,799SH SOLE 0015,799
HORMEL FOODS CORPCOM44045210078216,375SH SOLE 904015,471
HP INCCOM40434L1051,41744,627SH SOLE 3,141041,486
ILLINOIS TOOL WKS INCCOM4523081091,3165,943SH SOLE 24805,695
INTEL CORPCOM4581401005969,307SH SOLE 009,307
INTERNATIONAL BUSINESS MACHSCOM4592001012992,246SH SOLE 002,246
INTUITIVE SURGICAL INCCOM NEW46120E6021,0141,372SH SOLE 8401,288
INVESCO EXCH TRD SLF IDX FDBULSHS 2024 CB46138J84166830,149SH SOLE 2,747027,402
INVESCO EXCH TRD SLF IDX FDBULSHS 2023 CB46138J86698845,367SH SOLE 3,241042,126
INVESCO EXCH TRD SLF IDX FDBULSHS 2022 CB46138J88278836,423SH SOLE 2,670033,753
ISHARES TRTRANS AVG ETF464287192225875SH SOLE 00875
ISHARES TRMSCI EMG MKT ETF4642872342154,025SH SOLE 004,025
ISHARES TRMSCI EAFE ETF4642874654926,490SH SOLE 006,490
ISHARES TRRUSSELL 2000 ETF4642876552501,131SH SOLE 001,131
ISHARES TRCORE S&P SCP ETF4642878044344,000SH SOLE 4,00000
ISHARES TREAFE GRWTH ETF4642888854024,000SH SOLE 4,00000
JOHNSON & JOHNSONCOM4781601042,85417,364SH SOLE 779016,585
JPMORGAN CHASE & COCOM46625H1003,18820,943SH SOLE 1,260019,683
KIMBERLY-CLARK CORPCOM4943681035493,947SH SOLE 003,947
KINDER MORGAN INC DELCOM49456B10160336,219SH SOLE 2,390033,829
KLA CORPCOM NEW4824801001,8385,563SH SOLE 33105,232
LOCKHEED MARTIN CORPCOM5398301091,0322,793SH SOLE 19302,600
LOWES COS INCCOM5486611071,8819,891SH SOLE 37309,518
MARATHON PETE CORPCOM56585A1024388,182SH SOLE 008,182
MCDONALDS CORPCOM5801351011,2115,404SH SOLE 29905,105
MCKESSON CORPCOM58155Q1033771,934SH SOLE 001,934
MERCADOLIBRE INCCOM58733R102442300SH SOLE 00300
MERCK & CO. INCCOM58933Y1051,58320,532SH SOLE 1,068019,464
MICROSOFT CORPCOM5949181045,43023,032SH SOLE 1,251021,781
MORGAN STANLEYCOM NEW6174464482232,871SH SOLE 002,871
NIKE INCCL B6541061031,58511,926SH SOLE 0011,926
NUVEEN CALIFORNIA AMT QLT MUCOM6706511083,389219,351SH SOLE 18,1340201,217
NVIDIA CORPORATIONCOM67066G104243455SH SOLE 3150140
ORACLE CORPCOM68389X1055658,057SH SOLE 008,057
PARKER-HANNIFIN CORPCOM701094104251796SH SOLE 00796
PAYCHEX INCCOM7043261079409,585SH SOLE 48909,096
PAYPAL HLDGS INCCOM70450Y1034081,681SH SOLE 001,681
PEPSICO INCCOM7134481081,89313,382SH SOLE 558012,824
PFIZER INCCOM71708110353814,838SH SOLE 0014,838
PHILLIPS 66COM7185461042422,967SH SOLE 002,967
PIMCO ETF TRINTER MUN BD ACT72201R86658610,427SH SOLE 0010,427
PIMCO ETF TRSHTRM MUN BD ACT72201R87458611,419SH SOLE 0011,419
PIMCO ETF TRENHNCD LW DUR AC72201R7182142,100SH SOLE 002,100
PIMCO ETF TRACTIVE BD ETF72201R7758147,439SH SOLE 46506,974
PIMCO ETF TRENHAN SHRT MA AC72201R8339279,093SH SOLE 009,093
PPG INDS INCCOM6935061079376,238SH SOLE 11406,124
PRICE T ROWE GROUP INCCOM74144T1082831,647SH SOLE 001,647
PROCTER AND GAMBLE COCOM7427181092,46418,192SH SOLE 640017,552
PUBLIC SVC ENTERPRISE GRP INCOM74457310691215,155SH SOLE 747014,408
PVH CORPORATIONCOM6936561007907,476SH SOLE 30907,167
QUALCOMM INCCOM7475251033,26524,623SH SOLE 1,055023,568
RAYTHEON TECHNOLOGIES CORPCOM75513E1012182,826SH SOLE 002,826
REPUBLIC SVCS INCCOM7607591001,05610,629SH SOLE 482010,147
ROYAL BK CDACOM7800871028979,728SH SOLE 52209,206
SABRA HEALTH CARE REIT INCCOM78573L1065,756331,583SH SOLE 00331,583
SCHWAB CHARLES CORPCOM8085131051,44222,124SH SOLE 936021,188
SCHWAB STRATEGIC TRUS LRG CAP ETF8085242017,74680,658SH SOLE 3,060077,598
SCHWAB STRATEGIC TRUS MID-CAP ETF8085245082,47233,218SH SOLE 768032,450
SCHWAB STRATEGIC TRUS SML CAP ETF8085246072,72627,351SH SOLE 905026,446
SCHWAB STRATEGIC TRUS DIVIDEND EQ8085247971,41419,390SH SOLE 390019,000
SCHWAB STRATEGIC TRINTL EQTY ETF8085248053,36489,411SH SOLE 3,191086,220
SCHWAB STRATEGIC TRINTL SCEQT ETF80852488884221,352SH SOLE 864020,488
SEAGATE TECHNOLOGY PLCSHSG7945M1071,41018,374SH SOLE 1,093017,281
SKYWORKS SOLUTIONS INCCOM83088M1024372,384SH SOLE 002,384
SPDR S&P 500 ETF TRTR UNIT78462F1038092,041SH SOLE 002,041
SPDR S&P MIDCAP 400 ETF TRUTSER1 S&PDCRP78467Y1077091,490SH SOLE 1,49000
SPDR SER TRNUVEEN BLMBRG SR78468R7395,433109,627SH SOLE 3,6040106,023
SPDR SER TRNUVEEN BRC MUNIC78468R7212324,500SH SOLE 004,500
STARBUCKS CORPCOM8552441091,31412,025SH SOLE 620011,405
SUN CMNTYS INCCOM8666741042311,539SH SOLE 001,539
TAIWAN SEMICONDUCTOR MFG LTDSPONSORED ADS8740391002091,764SH SOLE 001,764
TESLA INCCOM88160R1017931,187SH SOLE 001,187
THERMO FISHER SCIENTIFIC INCCOM883556102410898SH SOLE 00898
TRUIST FINL CORPCOM89832Q10989115,277SH SOLE 891014,386
UNILEVER PLCSPON ADR NEW90476770482514,771SH SOLE 886013,885
UNITED AIRLS HLDGS INCCOM9100471092995,196SH SOLE 005,196
UNITED PARCEL SERVICE INCCL B9113121063942,315SH SOLE 61001,705
UNITEDHEALTH GROUP INCCOM91324P1021,2273,298SH SOLE 19003,108
VISA INCCOM CL A92826C8391,1655,500SH SOLE 72904,771
WALMART INCCOM9311421032461,809SH SOLE 001,809
WELLS FARGO CO NEWCOM94974610143111,038SH SOLE 0011,038