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 (x$1000) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
ABBOTT LABS COM 002824100 1,291 11,133 SH   SOLE   607 0 10,526
ABBVIE INC COM 00287Y109 1,107 9,826 SH   SOLE   672 0 9,154
ADOBE SYSTEMS INCORPORATED COM 00724F101 1,256 2,144 SH   SOLE   167 0 1,977
AGENUS INC COM NEW 00847G705 79 14,450 SH   SOLE   0 0 14,450
ALLSTATE CORP COM 020002101 2,083 15,968 SH   SOLE   854 0 15,114
ALPHABET INC CAP STK CL C 02079K107 1,564 624 SH   SOLE   90 0 534
ALPHABET INC CAP STK CL A 02079K305 2,022 828 SH   SOLE   31 0 797
ALTRIA GROUP INC COM 02209S103 671 14,079 SH   SOLE   1,122 0 12,957
AMAZON COM INC COM 023135106 863 251 SH   SOLE   48 0 203
AMERICAN EXPRESS CO COM 025816109 853 5,165 SH   SOLE   274 0 4,891
AMERICAN HOMES 4 RENT CL A 02665T306 254 6,535 SH   SOLE   0 0 6,535
AMERICAN TOWER CORP NEW COM 03027X100 578 2,140 SH   SOLE   25 0 2,115
AMERIPRISE FINL INC COM 03076C106 1,440 5,784 SH   SOLE   211 0 5,573
APPLE INC COM 037833100 10,361 75,647 SH   SOLE   3,367 0 72,280
APPLIED MATLS INC COM 038222105 369 2,593 SH   SOLE   0 0 2,593
ASHLAND GLOBAL HLDGS INC COM 044186104 1,030 11,774 SH   SOLE   807 0 10,967
AT&T INC COM 00206R102 983 34,152 SH   SOLE   1,992 0 32,160
AUTONATION INC COM 05329W102 1,357 14,317 SH   SOLE   905 0 13,412
AUTOZONE INC COM 053332102 1,201 805 SH   SOLE   60 0 745
AVALONBAY CMNTYS INC COM 053484101 248 1,188 SH   SOLE   0 0 1,188
BANK NEW YORK MELLON CORP COM 064058100 807 15,750 SH   SOLE   1,165 0 14,585
BCE INC COM NEW 05534B760 924 18,726 SH   SOLE   1,327 0 17,399
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 554 1,995 SH   SOLE   303 0 1,692
BK OF AMERICA CORP COM 060505104 815 19,763 SH   SOLE   0 0 19,763
BLACKROCK ENHANCED INTL DIV COM BENE INTER 092524107 258 39,424 SH   SOLE   0 0 39,424
BLACKROCK INC COM 09247X101 1,401 1,601 SH   SOLE   181 0 1,420
BLACKROCK RES & COMMODITIES SHS 09257A108 188 20,000 SH   SOLE   0 0 20,000
BLACKROCK SCIENCE & TECHNOLO SHS BEN INT 09260K101 229 5,500 SH   SOLE   0 0 5,500
BOEING CO COM 097023105 278 1,161 SH   SOLE   200 0 961
BRISTOL-MYERS SQUIBB CO COM 110122108 1,513 22,642 SH   SOLE   1,489 0 21,153
BROADCOM INC COM 11135F101 1,425 2,988 SH   SOLE   208 0 2,780
CAMDEN PPTY TR SH BEN INT 133131102 265 1,998 SH   SOLE   0 0 1,998
CAPITAL ONE FINL CORP COM 14040H105 1,224 7,911 SH   SOLE   524 0 7,387
CBRE CLARION GLOBAL REAL EST COM 12504G100 176 20,000 SH   SOLE   0 0 20,000
CHEVRON CORP NEW COM 166764100 559 5,341 SH   SOLE   0 0 5,341
CISCO SYS INC COM 17275R102 1,557 29,373 SH   SOLE   1,532 0 27,841
COLGATE PALMOLIVE CO COM 194162103 515 6,336 SH   SOLE   0 0 6,336
COMMUNITY BK SYS INC COM 203607106 530 7,000 SH   SOLE   0 0 7,000
CONOCOPHILLIPS COM 20825C104 1,161 19,067 SH   SOLE   1,042 0 18,025
CORNING INC COM 219350105 220 5,387 SH   SOLE   0 0 5,387
COSTAR GROUP INC COM 22160N109 1,400 16,906 SH   SOLE   1,080 0 15,826
COSTCO WHSL CORP NEW COM 22160K105 2,936 7,421 SH   SOLE   193 0 7,228
CVS HEALTH CORP COM 126650100 341 4,081 SH   SOLE   0 0 4,081
DBX ETF TR XTRACK MSCI EAFE 233051200 214 5,700 SH   SOLE   0 0 5,700
DEERE & CO COM 244199105 1,272 3,605 SH   SOLE   265 0 3,340
DIGITAL RLTY TR INC COM 253868103 1,067 7,093 SH   SOLE   721 0 6,372
DISNEY WALT CO COM 254687106 1,981 11,269 SH   SOLE   1,196 0 10,073
DTE ENERGY CO COM 233331107 996 7,688 SH   SOLE   552 0 7,136
ECOLAB INC COM 278865100 206 1,000 SH   SOLE   400 0 600
EDWARDS LIFESCIENCES CORP COM 28176E108 1,038 10,019 SH   SOLE   0 0 10,019
ELECTRONIC ARTS INC COM 285512109 1,237 8,601 SH   SOLE   928 0 7,673
ENERGY TRANSFER L P COM UT LTD PTN 29273V100 181 17,000 SH   SOLE   0 0 17,000
ENTERPRISE PRODS PARTNERS L COM 293792107 213 8,847 SH   SOLE   0 0 8,847
EQUITY LIFESTYLE PPTYS INC COM 29472R108 254 3,420 SH   SOLE   0 0 3,420
EXXON MOBIL CORP COM 30231G102 1,669 26,457 SH   SOLE   0 0 26,457
FACEBOOK INC CL A 30303M102 1,894 5,446 SH   SOLE   653 0 4,793
FEDEX CORP COM 31428X106 1,243 4,168 SH   SOLE   253 0 3,915
FIRST AMERN FINL CORP COM 31847R102 805 12,905 SH   SOLE   0 0 12,905
GENERAL DYNAMICS CORP COM 369550108 677 3,594 SH   SOLE   51 0 3,543
GENUINE PARTS CO COM 372460105 1,338 10,580 SH   SOLE   684 0 9,896
GOLDMAN SACHS GROUP INC COM 38141G104 914 2,409 SH   SOLE   0 0 2,409
HOME DEPOT INC COM 437076102 2,954 9,265 SH   SOLE   850 0 8,415
HONEYWELL INTL INC COM 438516106 3,466 15,799 SH   SOLE   0 0 15,799
HORMEL FOODS CORP COM 440452100 810 16,965 SH   SOLE   1,076 0 15,889
HP INC COM 40434L105 1,297 42,953 SH   SOLE   3,371 0 39,582
ILLINOIS TOOL WKS INC COM 452308109 1,338 5,987 SH   SOLE   285 0 5,702
INTEL CORP COM 458140100 456 8,126 SH   SOLE   0 0 8,126
INTERNATIONAL BUSINESS MACHS COM 459200101 329 2,246 SH   SOLE   0 0 2,246
INTUITIVE SURGICAL INC COM NEW 46120E602 1,245 1,354 SH   SOLE   97 0 1,257
INVESCO EXCH TRD SLF IDX FD BULSHS 2024 CB 46138J841 678 30,542 SH   SOLE   3,829 0 26,713
INVESCO EXCH TRD SLF IDX FD BULSHS 2023 CB 46138J866 978 45,016 SH   SOLE   4,771 0 40,245
INVESCO EXCH TRD SLF IDX FD BULSHS 2022 CB 46138J882 797 36,902 SH   SOLE   2,764 0 34,138
INVESCO QQQ TR UNIT SER 1 46090E103 346 975 SH   SOLE   0 0 975
INVITATION HOMES INC COM 46187W107 255 6,838 SH   SOLE   0 0 6,838
ISHARES TR TRANS AVG ETF 464287192 227 875 SH   SOLE   0 0 875
ISHARES TR MSCI EMG MKT ETF 464287234 222 4,025 SH   SOLE   0 0 4,025
ISHARES TR MSCI EAFE ETF 464287465 512 6,490 SH   SOLE   0 0 6,490
ISHARES TR CORE S&P SCP ETF 464287804 452 4,000 SH   SOLE   4,000 0 0
ISHARES TR EAFE GRWTH ETF 464288885 429 4,000 SH   SOLE   4,000 0 0
JOHNSON & JOHNSON COM 478160104 2,842 17,249 SH   SOLE   824 0 16,425
JPMORGAN CHASE & CO COM 46625H100 3,204 20,601 SH   SOLE   1,330 0 19,271
KAYNE ANDERSON NEXTGEN ENRGY COM 48661E108 288 38,018 SH   SOLE   0 0 38,018
KIMBERLY-CLARK CORP COM 494368103 549 4,105 SH   SOLE   0 0 4,105
KINDER MORGAN INC DEL COM 49456B101 670 36,757 SH   SOLE   2,772 0 33,985
KLA CORP COM NEW 482480100 1,742 5,374 SH   SOLE   388 0 4,986
LADDER CAP CORP CL A 505743104 185 16,000 SH   SOLE   0 0 16,000
LOCKHEED MARTIN CORP COM 539830109 1,088 2,875 SH   SOLE   214 0 2,661
LOWES COS INC COM 548661107 1,903 9,811 SH   SOLE   414 0 9,397
MARATHON PETE CORP COM 56585A102 491 8,134 SH   SOLE   0 0 8,134
MCDONALDS CORP COM 580135101 1,255 5,434 SH   SOLE   338 0 5,096
MCKESSON CORP COM 58155Q103 370 1,934 SH   SOLE   0 0 1,934
MERCADOLIBRE INC COM 58733R102 280 180 SH   SOLE   0 0 180
MERCK & CO INC COM 58933Y105 760 9,773 SH   SOLE   0 0 9,773
MICROSOFT CORP COM 594918104 6,266 23,132 SH   SOLE   1,251 0 21,881
MORGAN STANLEY COM NEW 617446448 263 2,871 SH   SOLE   0 0 2,871
NEXTERA ENERGY INC COM 65339F101 237 3,232 SH   SOLE   0 0 3,232
NIKE INC CL B 654106103 1,807 11,699 SH   SOLE   0 0 11,699
NUVEEN CALIFORNIA AMT QLT MU COM 670651108 3,618 221,967 SH   SOLE   18,134 0 203,833
NVIDIA CORPORATION COM 67066G104 364 455 SH   SOLE   315 0 140
ORACLE CORP COM 68389X105 541 6,947 SH   SOLE   0 0 6,947
PALO ALTO NETWORKS INC COM 697435105 207 559 SH   SOLE   350 0 209
PARKER-HANNIFIN CORP COM 701094104 244 796 SH   SOLE   0 0 796
PAYCHEX INC COM 704326107 1,081 10,074 SH   SOLE   585 0 9,489
PAYPAL HLDGS INC COM 70450Y103 490 1,681 SH   SOLE   0 0 1,681
PEPSICO INC COM 713448108 1,984 13,387 SH   SOLE   611 0 12,776
PFIZER INC COM 717081103 577 14,730 SH   SOLE   0 0 14,730
PHILLIPS 66 COM 718546104 229 2,668 SH   SOLE   0 0 2,668
PIMCO ETF TR ENHAN SHRT MA AC 72201R833 1,949 19,115 SH   SOLE   0 0 19,115
PIMCO ETF TR INTER MUN BD ACT 72201R866 592 10,427 SH   SOLE   0 0 10,427
PIMCO ETF TR SHTRM MUN BD ACT 72201R874 588 11,419 SH   SOLE   0 0 11,419
PIMCO ETF TR ENHNCD LW DUR AC 72201R718 232 2,285 SH   SOLE   0 0 2,285
PIMCO ETF TR ACTIVE BD ETF 72201R775 1,048 9,441 SH   SOLE   625 0 8,816
PPG INDS INC COM 693506107 1,040 6,127 SH   SOLE   114 0 6,013
PRICE T ROWE GROUP INC COM 74144T108 326 1,647 SH   SOLE   0 0 1,647
PROCTER AND GAMBLE CO COM 742718109 2,464 18,260 SH   SOLE   716 0 17,544
PUBLIC SVC ENTERPRISE GRP IN COM 744573106 929 15,550 SH   SOLE   888 0 14,662
PVH CORPORATION COM 693656100 818 7,599 SH   SOLE   365 0 7,234
QUALCOMM INC COM 747525103 3,485 24,383 SH   SOLE   1,135 0 23,248
RAYTHEON TECHNOLOGIES CORP COM 75513E101 317 3,715 SH   SOLE   0 0 3,715
REPUBLIC SVCS INC COM 760759100 1,176 10,689 SH   SOLE   569 0 10,120
ROYAL BK CDA COM 780087102 990 9,774 SH   SOLE   597 0 9,177
SABRA HEALTH CARE REIT INC COM 78573L106 5,918 325,138 SH   SOLE   0 0 325,138
SCHWAB CHARLES CORP COM 808513105 1,551 21,299 SH   SOLE   772 0 20,527
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201 8,686 83,542 SH   SOLE   3,024 0 80,518
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508 2,619 33,458 SH   SOLE   775 0 32,683
SCHWAB STRATEGIC TR US SML CAP ETF 808524607 2,908 27,909 SH   SOLE   881 0 27,028
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797 1,443 19,082 SH   SOLE   0 0 19,082
SCHWAB STRATEGIC TR INTL EQTY ETF 808524805 3,676 93,178 SH   SOLE   3,183 0 89,995
SCHWAB STRATEGIC TR INTL SCEQT ETF 808524888 937 22,533 SH   SOLE   863 0 21,670
SEAGATE TECHNOLOGY HLDNGS PL ORD SHS G7997R103 1,534 17,443 SH   SOLE   1,213 0 16,230
SKYWORKS SOLUTIONS INC COM 83088M102 358 1,867 SH   SOLE   0 0 1,867
SPDR S&P 500 ETF TR TR UNIT 78462F103 957 2,235 SH   SOLE   0 0 2,235
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107 683 1,390 SH   SOLE   1,390 0 0
SPDR SER TR NUVEEN BLMBRG SR 78468R739 6,396 129,059 SH   SOLE   3,704 0 125,355
SPDR SER TR NUVEEN BRC MUNIC 78468R721 234 4,500 SH   SOLE   0 0 4,500
STARBUCKS CORP COM 855244109 1,324 11,841 SH   SOLE   720 0 11,121
SUN CMNTYS INC COM 866674104 250 1,461 SH   SOLE   0 0 1,461
TESLA INC COM 88160R101 807 1,187 SH   SOLE   0 0 1,187
THERMO FISHER SCIENTIFIC INC COM 883556102 435 863 SH   SOLE   0 0 863
TRUIST FINL CORP COM 89832Q109 862 15,530 SH   SOLE   1,003 0 14,527
UNILEVER PLC SPON ADR NEW 904767704 886 15,138 SH   SOLE   1,011 0 14,127
UNITED AIRLS HLDGS INC COM 910047109 272 5,196 SH   SOLE   0 0 5,196
UNITED PARCEL SERVICE INC CL B 911312106 481 2,315 SH   SOLE   610 0 1,705
UNITEDHEALTH GROUP INC COM 91324P102 1,311 3,275 SH   SOLE   216 0 3,059
VENTAS INC COM 92276F100 264 4,628 SH   SOLE   0 0 4,628
VISA INC COM CL A 92826C839 1,293 5,529 SH   SOLE   778 0 4,751
VOYA ASIA PAC HIGH DIV EQT I COM 92912J102 128 13,173 SH   SOLE   0 0 13,173
WALMART INC COM 931142103 213 1,507 SH   SOLE   0 0 1,507
WELLS FARGO CO NEW COM 949746101 500 11,038 SH   SOLE   0 0 11,038