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 1,676 11,907 SH   SOLE   607 0 11,300
ABBVIE INC COM 00287Y109 1,458 10,767 SH   SOLE   672 0 10,095
ADOBE SYSTEMS INCORPORATED COM 00724F101 1,293 2,281 SH   SOLE   168 0 2,113
AGENUS INC COM NEW 00847G705 51 15,763 SH   SOLE   0 0 15,763
ALLSTATE CORP COM 020002101 1,939 16,484 SH   SOLE   854 0 15,630
ALPHABET INC CAP STK CL C 02079K107 2,219 767 SH   SOLE   90 0 677
ALPHABET INC CAP STK CL A 02079K305 2,799 966 SH   SOLE   31 0 935
ALTRIA GROUP INC COM 02209S103 748 15,782 SH   SOLE   882 0 14,900
AMAZON COM INC COM 023135106 1,170 351 SH   SOLE   48 0 303
AMERICAN EXPRESS CO COM 025816109 830 5,075 SH   SOLE   274 0 4,801
AMERICAN TOWER CORP NEW COM 03027X100 493 1,685 SH   SOLE   25 0 1,660
AMERIPRISE FINL INC COM 03076C106 1,735 5,750 SH   SOLE   211 0 5,539
APPLE INC COM 037833100 16,323 91,925 SH   SOLE   3,367 0 88,558
APPLIED MATLS INC COM 038222105 408 2,593 SH   SOLE   0 0 2,593
ASHLAND GLOBAL HLDGS INC COM 044186104 1,376 12,780 SH   SOLE   807 0 11,973
AUTONATION INC COM 05329W102 1,614 13,813 SH   SOLE   905 0 12,908
AUTOZONE INC COM 053332102 1,744 832 SH   SOLE   57 0 775
BANK NEW YORK MELLON CORP COM 064058100 1,019 17,547 SH   SOLE   1,165 0 16,382
BCE INC COM NEW 05534B760 1,090 20,943 SH   SOLE   1,327 0 19,616
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 597 1,995 SH   SOLE   303 0 1,692
BK OF AMERICA CORP COM 060505104 879 19,763 SH   SOLE   0 0 19,763
BLACKROCK ENHANCED INTL DIV COM BENE INTER 092524107 248 39,424 SH   SOLE   0 0 39,424
BLACKROCK INC COM 09247X101 1,560 1,704 SH   SOLE   181 0 1,523
BLACKROCK RES & COMMODITIES SHS 09257A108 187 20,000 SH   SOLE   0 0 20,000
BLACKROCK SCIENCE & TECHNOLO SHS BEN INT 09260K101 214 5,500 SH   SOLE   0 0 5,500
BOEING CO COM 097023105 236 1,171 SH   SOLE   200 0 971
BROADCOM INC COM 11135F101 2,047 3,077 SH   SOLE   201 0 2,876
CAPITAL ONE FINL CORP COM 14040H105 1,183 8,152 SH   SOLE   502 0 7,650
CBRE GBL REAL ESTATE INC FD COM 12504G100 196 20,000 SH   SOLE   0 0 20,000
CHEVRON CORP NEW COM 166764100 627 5,341 SH   SOLE   0 0 5,341
CISCO SYS INC COM 17275R102 1,966 31,024 SH   SOLE   1,532 0 29,492
COLGATE PALMOLIVE CO COM 194162103 541 6,336 SH   SOLE   0 0 6,336
COMMUNITY BK SYS INC COM 203607106 521 7,000 SH   SOLE   0 0 7,000
CONOCOPHILLIPS COM 20825C104 1,479 20,487 SH   SOLE   1,042 0 19,445
COSTAR GROUP INC COM 22160N109 1,455 18,414 SH   SOLE   1,086 0 17,328
COSTCO WHSL CORP NEW COM 22160K105 4,169 7,344 SH   SOLE   193 0 7,151
CVS HEALTH CORP COM 126650100 448 4,345 SH   SOLE   0 0 4,345
DBX ETF TR XTRACK MSCI EAFE 233051200 224 5,700 SH   SOLE   0 0 5,700
DEERE & CO COM 244199105 1,261 3,677 SH   SOLE   265 0 3,412
DIAMONDROCK HOSPITALITY CO COM 252784301 101 10,500 SH   SOLE   0 0 10,500
DIGITAL RLTY TR INC COM 253868103 1,385 7,828 SH   SOLE   721 0 7,107
DISNEY WALT CO COM 254687106 1,820 11,753 SH   SOLE   1,196 0 10,557
DTE ENERGY CO COM 233331107 1,061 8,876 SH   SOLE   552 0 8,324
ECOLAB INC COM 278865100 235 1,000 SH   SOLE   400 0 600
EDISON INTL COM 281020107 209 3,069 SH   SOLE   0 0 3,069
EDWARDS LIFESCIENCES CORP COM 28176E108 1,376 10,619 SH   SOLE   0 0 10,619
ELECTRONIC ARTS INC COM 285512109 1,217 9,225 SH   SOLE   928 0 8,297
ENERGY TRANSFER L P COM UT LTD PTN 29273V100 140 17,000 SH   SOLE   0 0 17,000
EQUITY LIFESTYLE PPTYS INC COM 29472R108 236 2,688 SH   SOLE   0 0 2,688
EXXON MOBIL CORP COM 30231G102 1,599 26,138 SH   SOLE   0 0 26,138
FEDEX CORP COM 31428X106 1,180 4,564 SH   SOLE   253 0 4,311
FIRST AMERN FINL CORP COM 31847R102 974 12,451 SH   SOLE   0 0 12,451
GAMING & LEISURE PPTYS INC COM 36467J108 229 4,708 SH   SOLE   0 0 4,708
GENERAL DYNAMICS CORP COM 369550108 738 3,538 SH   SOLE   35 0 3,503
GENUINE PARTS CO COM 372460105 1,575 11,232 SH   SOLE   659 0 10,573
GILEAD SCIENCES INC COM 375558103 211 2,901 SH   SOLE   0 0 2,901
GLAXOSMITHKLINE PLC SPONSORED ADR 37733W105 1,478 33,507 SH   SOLE   1,771 0 31,736
GOLDMAN SACHS GROUP INC COM 38141G104 922 2,409 SH   SOLE   0 0 2,409
HOME DEPOT INC COM 437076102 3,842 9,259 SH   SOLE   850 0 8,409
HONEYWELL INTL INC COM 438516106 3,294 15,799 SH   SOLE   0 0 15,799
HORMEL FOODS CORP COM 440452100 976 19,994 SH   SOLE   1,076 0 18,918
HP INC COM 40434L105 1,694 44,971 SH   SOLE   3,371 0 41,600
ILLINOIS TOOL WKS INC COM 452308109 1,600 6,485 SH   SOLE   285 0 6,200
ILLUMINA INC COM 452327109 350 921 SH   SOLE   0 0 921
INTEL CORP COM 458140100 408 7,923 SH   SOLE   0 0 7,923
INTERNATIONAL BUSINESS MACHS COM 459200101 300 2,246 SH   SOLE   0 0 2,246
INTUITIVE SURGICAL INC COM NEW 46120E602 1,514 4,215 SH   SOLE   291 0 3,924
INVESCO EXCH TRD SLF IDX FD BULSHS 2024 CB 46138J841 697 31,926 SH   SOLE   3,382 0 28,544
INVESCO EXCH TRD SLF IDX FD BULSHS 2023 CB 46138J866 1,028 47,898 SH   SOLE   4,134 0 43,764
INVESCO EXCH TRD SLF IDX FD BULSHS 2022 CB 46138J882 870 40,666 SH   SOLE   2,764 0 37,902
INVESCO QQQ TR UNIT SER 1 46090E103 412 1,035 SH   SOLE   0 0 1,035
INVITATION HOMES INC COM 46187W107 339 7,480 SH   SOLE   0 0 7,480
ISHARES TR EAFE GRWTH ETF 464288885 3,407 30,890 SH   SOLE   4,202 0 26,688
ISHARES TR US TRSPRTION 464287192 242 875 SH   SOLE   0 0 875
ISHARES TR MSCI EAFE ETF 464287465 511 6,490 SH   SOLE   0 0 6,490
ISHARES TR RUS MDCP VAL ETF 464287473 349 2,852 SH   SOLE   0 0 2,852
ISHARES TR RUS 2000 GRW ETF 464287648 564 1,924 SH   SOLE   84 0 1,840
ISHARES TR CORE S&P US GWT 464287671 222 1,924 SH   SOLE   0 0 1,924
ISHARES TR CORE S&P SCP ETF 464287804 555 4,847 SH   SOLE   4,000 0 847
ISHARES TR S&P SML 600 GWT 464287887 302 2,175 SH   SOLE   0 0 2,175
JOHNSON & JOHNSON COM 478160104 3,058 17,877 SH   SOLE   824 0 17,053
JPMORGAN CHASE & CO COM 46625H100 3,489 22,035 SH   SOLE   1,330 0 20,705
KAYNE ANDERSON NEXTGEN ENRGY COM 48661E108 273 38,018 SH   SOLE   0 0 38,018
KIMBERLY-CLARK CORP COM 494368103 587 4,105 SH   SOLE   0 0 4,105
KINDER MORGAN INC DEL COM 49456B101 686 43,283 SH   SOLE   2,772 0 40,511
KLA CORP COM NEW 482480100 2,294 5,334 SH   SOLE   370 0 4,964
LOCKHEED MARTIN CORP COM 539830109 1,600 4,503 SH   SOLE   184 0 4,319
LOWES COS INC COM 548661107 2,574 9,959 SH   SOLE   414 0 9,545
MARATHON PETE CORP COM 56585A102 520 8,134 SH   SOLE   0 0 8,134
MCDONALDS CORP COM 580135101 1,608 5,999 SH   SOLE   338 0 5,661
MCKESSON CORP COM 58155Q103 481 1,934 SH   SOLE   0 0 1,934
MERCADOLIBRE INC COM 58733R102 243 180 SH   SOLE   0 0 180
MERCK & CO INC COM 58933Y105 741 9,671 SH   SOLE   0 0 9,671
META PLATFORMS INC CL A 30303M102 2,034 6,046 SH   SOLE   653 0 5,393
MICROSOFT CORP COM 594918104 7,692 22,871 SH   SOLE   1,251 0 21,620
MORGAN STANLEY COM NEW 617446448 282 2,871 SH   SOLE   0 0 2,871
NEXTERA ENERGY INC COM 65339F101 302 3,232 SH   SOLE   0 0 3,232
NIKE INC CL B 654106103 1,950 11,699 SH   SOLE   0 0 11,699
NUVEEN CALIFORNIA AMT QLT MU COM 670651108 4,196 265,079 SH   SOLE   7,975 0 257,104
NVIDIA CORPORATION COM 67066G104 572 1,945 SH   SOLE   1,260 0 685
ORACLE CORP COM 68389X105 579 6,637 SH   SOLE   0 0 6,637
PALO ALTO NETWORKS INC COM 697435105 311 559 SH   SOLE   350 0 209
PARKER-HANNIFIN CORP COM 701094104 253 796 SH   SOLE   0 0 796
PAYCHEX INC COM 704326107 1,459 10,689 SH   SOLE   559 0 10,130
PAYPAL HLDGS INC COM 70450Y103 317 1,681 SH   SOLE   0 0 1,681
PEPSICO INC COM 713448108 2,428 13,975 SH   SOLE   611 0 13,364
PFIZER INC COM 717081103 832 14,094 SH   SOLE   0 0 14,094
PIMCO ETF TR ENHNCD LW DUR AC 72201R718 1,514 15,053 SH   SOLE   0 0 15,053
PIMCO ETF TR ACTIVE BD ETF 72201R775 2,314 21,152 SH   SOLE   645 0 20,507
PIMCO ETF TR ENHAN SHRT MA AC 72201R833 1,084 10,672 SH   SOLE   0 0 10,672
PIMCO ETF TR INTER MUN BD ACT 72201R866 1,390 24,738 SH   SOLE   0 0 24,738
PIMCO ETF TR SHTRM MUN BD ACT 72201R874 652 12,718 SH   SOLE   0 0 12,718
PPG INDS INC COM 693506107 1,041 6,037 SH   SOLE   114 0 5,923
PRICE T ROWE GROUP INC COM 74144T108 324 1,647 SH   SOLE   0 0 1,647
PROCTER AND GAMBLE CO COM 742718109 3,102 18,965 SH   SOLE   716 0 18,249
PUBLIC SVC ENTERPRISE GRP IN COM 744573106 1,152 17,265 SH   SOLE   888 0 16,377
PVH CORPORATION COM 693656100 860 8,062 SH   SOLE   365 0 7,697
QUALCOMM INC COM 747525103 4,436 24,257 SH   SOLE   1,117 0 23,140
RAYTHEON TECHNOLOGIES CORP COM 75513E101 333 3,871 SH   SOLE   0 0 3,871
REPUBLIC SVCS INC COM 760759100 1,566 11,231 SH   SOLE   554 0 10,677
ROYAL BK CDA COM 780087102 1,134 10,683 SH   SOLE   597 0 10,086
SABRA HEALTH CARE REIT INC COM 78573L106 4,425 326,790 SH   SOLE   0 0 326,790
SALESFORCE COM INC COM 79466L302 308 1,213 SH   SOLE   0 0 1,213
SCHWAB CHARLES CORP COM 808513105 1,786 21,238 SH   SOLE   772 0 20,466
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201 10,035 88,166 SH   SOLE   3,003 0 85,163
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508 2,705 33,637 SH   SOLE   767 0 32,869
SCHWAB STRATEGIC TR US SML CAP ETF 808524607 2,923 28,548 SH   SOLE   871 0 27,676
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797 1,107 13,701 SH   SOLE   0 0 13,701
SCHWAB STRATEGIC TR INTL EQTY ETF 808524805 3,992 102,703 SH   SOLE   3,232 0 99,471
SCHWAB STRATEGIC TR INTL SCEQT ETF 808524888 1,320 32,260 SH   SOLE   865 0 31,395
SEAGATE TECHNOLOGY HLDNGS PL ORD SHS G7997R103 2,017 17,852 SH   SOLE   1,160 0 16,692
SKYWORKS SOLUTIONS INC COM 83088M102 259 1,671 SH   SOLE   0 0 1,671
SPDR S&P 500 ETF TR TR UNIT 78462F103 1,167 2,457 SH   SOLE   50 0 2,407
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107 720 1,390 SH   SOLE   1,390 0 0
SPDR SER TR NUVEEN BLMBRG SH 78468R739 8,794 178,818 SH   SOLE   1,804 0 177,014
SPDR SER TR NUVEEN BLMBRG MU 78468R721 233 4,500 SH   SOLE   0 0 4,500
STARBUCKS CORP COM 855244109 1,477 12,625 SH   SOLE   720 0 11,905
SUN CMNTYS INC COM 866674104 483 2,302 SH   SOLE   0 0 2,302
TAIWAN SEMICONDUCTOR MFG LTD SPONSORED ADS 874039100 200 1,664 SH   SOLE   0 0 1,664
TESLA INC COM 88160R101 1,268 1,200 SH   SOLE   0 0 1,200
THERMO FISHER SCIENTIFIC INC COM 883556102 576 863 SH   SOLE   0 0 863
TRUIST FINL CORP COM 89832Q109 1,017 17,375 SH   SOLE   1,003 0 16,372
UNILEVER PLC SPON ADR NEW 904767704 826 15,359 SH   SOLE   911 0 14,448
UNITED PARCEL SERVICE INC CL B 911312106 473 2,205 SH   SOLE   500 0 1,705
UNITEDHEALTH GROUP INC COM 91324P102 1,749 3,484 SH   SOLE   205 0 3,279
VANGUARD INDEX FDS S&P 500 ETF SHS 922908363 511 1,171 SH   SOLE   0 0 1,171
VANGUARD MUN BD FDS TAX EXEMPT BD 922907746 325 5,923 SH   SOLE   0 0 5,923
VENTAS INC COM 92276F100 230 4,502 SH   SOLE   0 0 4,502
VERIZON COMMUNICATIONS INC COM 92343V104 1,129 21,733 SH   SOLE   1,853 0 19,880
VICI PPTYS INC COM 925652109 466 15,481 SH   SOLE   0 0 15,481
VISA INC COM CL A 92826C839 1,437 6,631 SH   SOLE   778 0 5,853
WALMART INC COM 931142103 233 1,609 SH   SOLE   0 0 1,609
WELLS FARGO CO NEW COM 949746101 530 11,038 SH   SOLE   0 0 11,038