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 1,459 12,327 SH   SOLE   638 0 11,689
ABBVIE INC COM 00287Y109 1,755 10,824 SH   SOLE   649 0 10,175
ADOBE SYSTEMS INCORPORATED COM 00724F101 1,105 2,426 SH   SOLE   176 0 2,250
AGENUS INC COM NEW 00847G705 39 15,741 SH   SOLE   10,000 0 5,741
ALLSTATE CORP COM 020002101 2,292 16,548 SH   SOLE   812 0 15,736
ALPHABET INC CAP STK CL C 02079K107 2,072 742 SH   SOLE   90 0 652
ALPHABET INC CAP STK CL A 02079K305 2,687 966 SH   SOLE   31 0 935
AMAZON COM INC COM 023135106 1,144 351 SH   SOLE   48 0 303
AMERICAN EXPRESS CO COM 025816109 957 5,120 SH   SOLE   274 0 4,846
AMERICAN TOWER CORP NEW COM 03027X100 423 1,685 SH   SOLE   25 0 1,660
AMERIPRISE FINL INC COM 03076C106 1,727 5,750 SH   SOLE   211 0 5,539
APPLE INC COM 037833100 14,922 85,460 SH   SOLE   3,372 0 82,089
APPLIED MATLS INC COM 038222105 394 2,993 SH   SOLE   400 0 2,593
ASHLAND GLOBAL HLDGS INC COM 044186104 1,303 13,239 SH   SOLE   872 0 12,367
AUTONATION INC COM 05329W102 1,407 14,132 SH   SOLE   844 0 13,288
AUTOZONE INC COM 053332102 1,707 835 SH   SOLE   58 0 777
BANK NEW YORK MELLON CORP COM 064058100 914 18,411 SH   SOLE   1,339 0 17,072
BCE INC COM NEW 05534B760 1,178 21,244 SH   SOLE   1,450 0 19,794
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 704 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 227 39,424 SH   SOLE   0 0 39,424
BLACKROCK INC COM 09247X101 1,355 1,773 SH   SOLE   182 0 1,591
BLACKROCK RES & COMMODITIES SHS 09257A108 221 20,000 SH   SOLE   0 0 20,000
BOEING CO COM 097023105 224 1,171 SH   SOLE   200 0 971
BROADCOM INC COM 11135F101 1,957 3,108 SH   SOLE   202 0 2,906
CAPITAL ONE FINL CORP COM 14040H105 1,088 8,287 SH   SOLE   537 0 7,750
CBRE GBL REAL ESTATE INC FD COM 12504G100 181 20,000 SH   SOLE   0 0 20,000
CHEVRON CORP NEW COM 166764100 870 5,341 SH   SOLE   0 0 5,341
CISCO SYS INC COM 17275R102 1,777 31,876 SH   SOLE   1,549 0 30,327
COLGATE PALMOLIVE CO COM 194162103 480 6,336 SH   SOLE   0 0 6,336
CONOCOPHILLIPS COM 20825C104 2,032 20,318 SH   SOLE   1,138 0 19,180
COSTAR GROUP INC COM 22160N109 1,292 19,395 SH   SOLE   1,158 0 18,237
COSTCO WHSL CORP NEW COM 22160K105 4,224 7,336 SH   SOLE   368 0 6,968
CVS HEALTH CORP COM 126650100 440 4,345 SH   SOLE   0 0 4,345
DBX ETF TR XTRACK MSCI EAFE 233051200 215 5,700 SH   SOLE   0 0 5,700
DEERE & CO COM 244199105 1,521 3,661 SH   SOLE   236 0 3,425
DIGITAL RLTY TR INC COM 253868103 1,162 8,198 SH   SOLE   725 0 7,473
DISNEY WALT CO COM 254687106 1,683 12,268 SH   SOLE   2,099 0 10,169
DTE ENERGY CO COM 233331107 1,186 8,973 SH   SOLE   597 0 8,376
EDISON INTL COM 281020107 215 3,069 SH   SOLE   0 0 3,069
EDWARDS LIFESCIENCES CORP COM 28176E108 1,226 10,411 SH   SOLE   0 0 10,411
ELECTRONIC ARTS INC COM 285512109 1,211 9,574 SH   SOLE   911 0 8,663
ENERGY TRANSFER L P COM UT LTD PTN 29273V100 190 17,000 SH   SOLE   0 0 17,000
ENTERPRISE PRODS PARTNERS L COM 293792107 215 8,315 SH   SOLE   600 0 7,715
EXXON MOBIL CORP COM 30231G102 2,137 25,878 SH   SOLE   0 0 25,878
FEDEX CORP COM 31428X106 1,128 4,873 SH   SOLE   260 0 4,613
FIRST AMERN FINL CORP COM 31847R102 807 12,451 SH   SOLE   1,218 0 11,233
GENERAL DYNAMICS CORP COM 369550108 844 3,498 SH   SOLE   35 0 3,463
GENUINE PARTS CO COM 372460105 1,461 11,592 SH   SOLE   650 0 10,942
GLAXOSMITHKLINE PLC SPONSORED ADR 37733W105 1,481 34,004 SH   SOLE   1,748 0 32,256
GOLDMAN SACHS GROUP INC COM 38141G104 795 2,409 SH   SOLE   0 0 2,409
HOME DEPOT INC COM 437076102 2,809 9,383 SH   SOLE   1,110 0 8,273
HONEYWELL INTL INC COM 438516106 3,074 15,799 SH   SOLE   0 0 15,799
HORMEL FOODS CORP COM 440452100 1,045 20,272 SH   SOLE   1,070 0 19,202
HP INC COM 40434L105 1,650 45,453 SH   SOLE   3,206 0 42,247
ILLINOIS TOOL WKS INC COM 452308109 1,402 6,696 SH   SOLE   897 0 5,799
ILLUMINA INC COM 452327109 322 921 SH   SOLE   0 0 921
INTEL CORP COM 458140100 408 8,223 SH   SOLE   300 0 7,923
INTERNATIONAL BUSINESS MACHS COM 459200101 292 2,246 SH   SOLE   0 0 2,246
INTUITIVE SURGICAL INC COM NEW 46120E602 1,329 4,406 SH   SOLE   285 0 4,121
INVESCO EXCH TRD SLF IDX FD BULSHS 2025 CB 46138J825 641 30,662 SH   SOLE   1,811 0 28,851
INVESCO EXCH TRD SLF IDX FD BULSHS 2024 CB 46138J841 752 35,714 SH   SOLE   2,715 0 32,999
INVESCO EXCH TRD SLF IDX FD BULSHS 2023 CB 46138J866 901 42,703 SH   SOLE   3,482 0 39,221
INVESCO QQQ TR UNIT SER 1 46090E103 386 1,065 SH   SOLE   30 0 1,035
ISHARES TR EAFE GRWTH ETF 464288885 4,438 46,097 SH   SOLE   5,192 0 40,905
ISHARES TR MSCI EAFE ETF 464287465 478 6,490 SH   SOLE   0 0 6,490
ISHARES TR CORE S&P US GWT 464287671 203 1,924 SH   SOLE   0 0 1,924
ISHARES TR CORE S&P SCP ETF 464287804 523 4,847 SH   SOLE   4,000 0 847
JOHNSON & JOHNSON COM 478160104 3,201 18,063 SH   SOLE   1,238 0 16,825
JPMORGAN CHASE & CO COM 46625H100 3,030 22,227 SH   SOLE   1,317 0 20,910
KAYNE ANDERSON NEXTGEN ENRGY COM 48661E108 326 38,018 SH   SOLE   0 0 38,018
KIMBERLY-CLARK CORP COM 494368103 538 4,365 SH   SOLE   300 0 4,065
KINDER MORGAN INC DEL COM 49456B101 866 45,801 SH   SOLE   3,041 0 42,760
KLA CORP COM NEW 482480100 1,969 5,380 SH   SOLE   367 0 5,013
LOCKHEED MARTIN CORP COM 539830109 2,039 4,619 SH   SOLE   205 0 4,414
LOWES COS INC COM 548661107 2,038 10,079 SH   SOLE   477 0 9,602
MARATHON PETE CORP COM 56585A102 695 8,134 SH   SOLE   0 0 8,134
MCDONALDS CORP COM 580135101 1,525 6,167 SH   SOLE   342 0 5,825
MCKESSON CORP COM 58155Q103 592 1,934 SH   SOLE   0 0 1,934
MERCADOLIBRE INC COM 58733R102 214 180 SH   SOLE   0 0 180
MERCK & CO INC COM 58933Y105 794 9,671 SH   SOLE   0 0 9,671
META PLATFORMS INC CL A 30303M102 1,391 6,255 SH   SOLE   662 0 5,593
MICROSOFT CORP COM 594918104 7,048 22,860 SH   SOLE   1,451 0 21,409
MORGAN STANLEY COM NEW 617446448 251 2,871 SH   SOLE   0 0 2,871
NEXTERA ENERGY INC COM 65339F101 279 3,295 SH   SOLE   0 0 3,295
NIKE INC CL B 654106103 1,581 11,752 SH   SOLE   0 0 11,752
NUVEEN CALIFORNIA AMT QLT MU COM 670651108 2,922 215,453 SH   SOLE   8,585 0 206,868
NVIDIA CORPORATION COM 67066G104 535 1,959 SH   SOLE   1,260 0 699
ORACLE CORP COM 68389X105 549 6,637 SH   SOLE   0 0 6,637
PALO ALTO NETWORKS INC COM 697435105 348 559 SH   SOLE   350 0 209
PARKER-HANNIFIN CORP COM 701094104 226 796 SH   SOLE   0 0 796
PAYCHEX INC COM 704326107 1,487 10,899 SH   SOLE   579 0 10,320
PEPSICO INC COM 713448108 2,385 14,250 SH   SOLE   774 0 13,476
PFIZER INC COM 717081103 730 14,094 SH   SOLE   0 0 14,094
PHILLIPS 66 COM 718546104 249 2,882 SH   SOLE   429 0 2,453
PIMCO ETF TR ACTIVE BD ETF 72201R775 1,049 10,302 SH   SOLE   55 0 10,247
PIMCO ETF TR ENHAN SHRT MA AC 72201R833 957 9,554 SH   SOLE   0 0 9,554
PPG INDS INC COM 693506107 769 5,867 SH   SOLE   314 0 5,553
PRICE T ROWE GROUP INC COM 74144T108 249 1,647 SH   SOLE   0 0 1,647
PROCTER AND GAMBLE CO COM 742718109 2,944 19,270 SH   SOLE   739 0 18,531
PUBLIC SVC ENTERPRISE GRP IN COM 744573106 1,240 17,721 SH   SOLE   1,171 0 16,550
PVH CORPORATION COM 693656100 671 8,758 SH   SOLE   444 0 8,314
QUALCOMM INC COM 747525103 3,760 24,606 SH   SOLE   1,271 0 23,335
RAYTHEON TECHNOLOGIES CORP COM 75513E101 383 3,871 SH   SOLE   0 0 3,871
REPUBLIC SVCS INC COM 760759100 1,533 11,569 SH   SOLE   557 0 11,012
RIO TINTO PLC SPONSORED ADR 767204100 1,412 17,561 SH   SOLE   1,144 0 16,417
ROYAL BK CDA COM 780087102 1,190 10,790 SH   SOLE   642 0 10,148
SABRA HEALTH CARE REIT INC COM 78573L106 4,866 326,790 SH   SOLE   0 0 326,790
SALESFORCE COM INC COM 79466L302 258 1,213 SH   SOLE   0 0 1,213
SCHWAB CHARLES CORP COM 808513105 1,782 21,138 SH   SOLE   772 0 20,366
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201 9,469 175,835 SH   SOLE   6,476 0 169,359
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508 2,450 32,299 SH   SOLE   887 0 31,411
SCHWAB STRATEGIC TR US SML CAP ETF 808524607 2,552 53,889 SH   SOLE   1,878 0 52,010
SCHWAB STRATEGIC TR INTL EQTY ETF 808524805 3,501 95,354 SH   SOLE   3,681 0 91,673
SCHWAB STRATEGIC TR INTL SCEQT ETF 808524888 833 21,926 SH   SOLE   988 0 20,938
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797 301 3,814 SH   SOLE   75 0 3,739
SEAGATE TECHNOLOGY HLDNGS PL ORD SHS G7997R103 1,629 18,117 SH   SOLE   1,120 0 16,997
SKYWORKS SOLUTIONS INC COM 83088M102 223 1,671 SH   SOLE   0 0 1,671
SPDR S&P 500 ETF TR TR UNIT 78462F103 1,009 2,235 SH   SOLE   0 0 2,235
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107 682 1,390 SH   SOLE   1,390 0 0
SPDR SER TR NUVEEN BLMBRG SH 78468R739 9,888 208,913 SH   SOLE   3,921 0 204,992
SPDR SER TR NUVEEN BLMBRG MU 78468R721 215 4,500 SH   SOLE   0 0 4,500
STARBUCKS CORP COM 855244109 1,198 13,164 SH   SOLE   748 0 12,416
TESLA INC COM 88160R101 1,293 1,200 SH   SOLE   0 0 1,200
THERMO FISHER SCIENTIFIC INC COM 883556102 510 863 SH   SOLE   0 0 863
TRUIST FINL CORP COM 89832Q109 999 17,627 SH   SOLE   1,073 0 16,554
UNILEVER PLC SPON ADR NEW 904767704 871 19,110 SH   SOLE   1,223 0 17,887
UNITED PARCEL SERVICE INC CL B 911312106 480 2,238 SH   SOLE   533 0 1,705
UNITEDHEALTH GROUP INC COM 91324P102 1,804 3,537 SH   SOLE   194 0 3,343
VERIZON COMMUNICATIONS INC COM 92343V104 1,169 22,957 SH   SOLE   1,843 0 21,114
VISA INC COM CL A 92826C839 1,523 6,866 SH   SOLE   767 0 6,099
WALMART INC COM 931142103 224 1,507 SH   SOLE   0 0 1,507
WELLS FARGO CO NEW COM 949746101 535 11,038 SH   SOLE   3,225 0 7,813