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
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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
ABBOTT LABS COM 002824100   219,470 1,925 SH   SOLE   0 0 1,925
AFLAC INC COM 001055102   2,223,255 19,886 SH   SOLE   0 0 19,886
AIRBNB INC COM CL A 009066101   2,479,136 19,550 SH   SOLE   0 0 19,550
ALPHABET INC CAP STK CL A 02079K305   3,481,855 20,994 SH   SOLE   0 0 20,994
AMAZON COM INC COM 023135106   18,634,503 100,008 SH   SOLE   0 0 100,008
AMERICAN TOWER CORP NEW COM 03027X100   5,025,197 21,608 SH   SOLE   0 0 21,608
APPLE INC COM 037833100   23,629,720 101,415 SH   SOLE   0 0 101,415
ASTRAZENECA PLC SPONSORED ADR 046353108   1,009,480 12,957 SH   SOLE   0 0 12,957
AVALONBAY CMNTYS INC COM 053484101   4,935,345 21,911 SH   SOLE   0 0 21,911
BANK AMERICA CORP COM 060505104   301,489 7,598 SH   SOLE   0 0 7,598
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   19,143,134 41,592 SH   SOLE   0 0 41,592
BLACKSTONE INC COM 09260D107   872,076 5,695 SH   SOLE   0 0 5,695
BXP INC COM 101121101   12,272,396 152,528 SH   SOLE   0 0 152,528
CAPITAL GROUP DIVIDEND VALUE SHS CREATION UNI 14020W106   916,046 25,138 SH   SOLE   0 0 25,138
CAPITAL GROUP INTL FOCUS EQT SHS CREATION UNI 14019W109   4,782,564 177,329 SH   SOLE   0 0 177,329
CARNIVAL CORP UNIT 99/99/9999 143658300   1,464,836 79,266 SH   SOLE   0 0 79,266
CARRIER GLOBAL CORPORATION COM 14448C104   8,303,776 103,165 SH   SOLE   0 0 103,165
CAVA GROUP INC COM 148929102   4,071,198 32,872 SH   SOLE   0 0 32,872
COCA COLA CO COM 191216100   4,355,651 60,613 SH   SOLE   0 0 60,613
DANAHER CORPORATION COM 235851102   296,092 1,065 SH   SOLE   0 0 1,065
DRAFTKINGS INC NEW COM CL A 26142V105   406,818 10,378 SH   SOLE   0 0 10,378
EDISON INTL COM 281020107   414,636 4,761 SH   SOLE   0 0 4,761
ELECTRONIC ARTS INC COM 285512109   646,198 4,505 SH   SOLE   0 0 4,505
ENBRIDGE INC COM 29250N105   2,815,123 69,321 SH   SOLE   0 0 69,321
EQUITY RESIDENTIAL SH BEN INT 29476L107   5,005,961 67,230 SH   SOLE   0 0 67,230
EVERSOURCE ENERGY COM 30040W108   6,157,437 90,484 SH   SOLE   0 0 90,484
EXXON MOBIL CORP COM 30231G102   754,077 6,433 SH   SOLE   0 0 6,433
GOLDMAN SACHS GROUP INC COM 38141G104   667,212 1,348 SH   SOLE   0 0 1,348
GRAYSCALE BITCOIN TR BTC SHS REP COM UT 389637109   321,837 6,373 SH   SOLE   0 0 6,373
HOME DEPOT INC COM 437076102   1,288,686 3,180 SH   SOLE   0 0 3,180
HONEYWELL INTL INC COM 438516106   1,060,630 5,131 SH   SOLE   0 0 5,131
INVESCO EXCHANGE TRADED FD T S&P500 EQL WGT 46137V357   17,090,773 95,394 SH   SOLE   0 0 95,394
ISHARES TR RUS 1000 VAL ETF 464287598   5,057,655 26,647 SH   SOLE   0 0 26,647
ISHARES TR MSCI INDIA ETF 46429B598   785,766 13,425 SH   SOLE   0 0 13,425
ISHARES TR U.S. TECH ETF 464287721   1,129,140 9,834 SH   SOLE   0 0 9,834
ISHARES TR RUS 1000 GRW ETF 464287614   1,185,826 3,159 SH   SOLE   0 0 3,159
ISHARES TR S&P MC 400GR ETF 464287606   263,380 2,865 SH   SOLE   0 0 2,865
ISHARES TR CORE S&P500 ETF 464287200   301,101 522 SH   SOLE   0 0 522
JOHNSON & JOHNSON COM 478160104   1,137,258 7,018 SH   SOLE   0 0 7,018
JPMORGAN CHASE & CO. COM 46625H100   436,692 2,071 SH   SOLE   0 0 2,071
KINDER MORGAN INC DEL COM 49456B101   5,286,530 239,318 SH   SOLE   0 0 239,318
KONINKLIJKE PHILIPS N V NY REGIS SHS NEW 500472303   775,955 23,715 SH   SOLE   0 0 23,715
LABCORP HOLDINGS INC COM SHS 504922105   1,787,840 8,000 SH   SOLE   0 0 8,000
LITHIUM AMERICAS ARGENTINA C COM SHS 53681K100   355,455 109,035 SH   SOLE   0 0 109,035
META PLATFORMS INC CL A 30303M102   413,879 723 SH   SOLE   0 0 723
MGM RESORTS INTERNATIONAL COM 552953101   7,682,459 196,533 SH   SOLE   0 0 196,533
MICRON TECHNOLOGY INC COM 595112103   2,903,362 27,995 SH   SOLE   0 0 27,995
MICROSOFT CORP COM 594918104   10,107,828 23,490 SH   SOLE   0 0 23,490
MICROSTRATEGY INC CL A NEW 594972408   342,258 2,030 SH   SOLE   0 0 2,030
MOELIS & CO CL A 60786M105   409,690 5,980 SH   SOLE   0 0 5,980
NETFLIX INC COM 64110L106   1,177,389 1,660 SH   SOLE   0 0 1,660
NORWEGIAN CRUISE LINE HLDG L SHS G66721104   786,190 38,332 SH   SOLE   0 0 38,332
NVIDIA CORPORATION COM 67066G104   2,352,649 19,373 SH   SOLE   0 0 19,373
ORACLE CORP COM 68389X105   248,630 1,459 SH   SOLE   0 0 1,459
PEPSICO INC COM 713448108   518,653 3,050 SH   SOLE   0 0 3,050
PHILLIPS 66 COM 718546104   3,677,314 27,975 SH   SOLE   0 0 27,975
QUEST DIAGNOSTICS INC COM 74834L100   1,268,082 8,168 SH   SOLE   0 0 8,168
RIO TINTO PLC SPONSORED ADR 767204100   4,833,226 67,911 SH   SOLE   0 0 67,911
SALESFORCE INC COM 79466L302   1,601,204 5,850 SH   SOLE   0 0 5,850
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201   391,260 5,767 SH   SOLE   0 0 5,767
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   351,327 7,752 SH   SOLE   0 0 7,752
SERVICE PPTYS TR COM SH BEN INT 81761L102   47,288 10,370 SH   SOLE   0 0 10,370
SHERWIN WILLIAMS CO COM 824348106   858,758 2,250 SH   SOLE   0 0 2,250
SIMON PPTY GROUP INC NEW COM 828806109   9,799,692 57,979 SH   SOLE   0 0 57,979
SPDR S&P 500 ETF TR TR UNIT 78462F103   644,241 1,123 SH   SOLE   0 0 1,123
STANLEY BLACK & DECKER INC COM 854502101   2,660,456 24,157 SH   SOLE   0 0 24,157
STARWOOD PPTY TR INC COM 85571B105   4,080,931 200,242 SH   SOLE   0 0 200,242
STRYKER CORPORATION COM 863667101   1,596,770 4,420 SH   SOLE   0 0 4,420
SWEETGREEN INC COM CL A 87043Q108   9,689,939 273,341 SH   SOLE   0 0 273,341
TESLA INC COM 88160R101   6,545,198 25,017 SH   SOLE   0 0 25,017
UNITED PARCEL SERVICE INC CL B 911312106   5,328,986 39,086 SH   SOLE   0 0 39,086
VANGUARD INDEX FDS SMALL CP ETF 922908751   22,848,917 96,324 SH   SOLE   0 0 96,324
VANGUARD INDEX FDS MID CAP ETF 922908629   15,905,818 60,288 SH   SOLE   0 0 60,288
VANGUARD INDEX FDS GROWTH ETF 922908736   7,815,395 20,356 SH   SOLE   0 0 20,356
VANGUARD INDEX FDS TOTAL STK MKT 922908769   4,953,683 17,494 SH   SOLE   0 0 17,494
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858   494,386 10,332 SH   SOLE   0 0 10,332
VANGUARD SCOTTSDALE FDS SHRT TRM CORP BD 92206C409   266,852 3,360 SH   SOLE   0 0 3,360
VANGUARD SPECIALIZED FUNDS DIV APP ETF 921908844   5,410,154 27,316 SH   SOLE   0 0 27,316
VANGUARD WORLD FD INDUSTRIAL ETF 92204A603   1,952,931 7,509 SH   SOLE   0 0 7,509
VANGUARD WORLD FD INF TECH ETF 92204A702   258,707 441 SH   SOLE   0 0 441
VICI PPTYS INC COM 925652109   3,548,099 106,518 SH   SOLE   0 0 106,518
VISA INC COM CL A 92826C839   2,908,985 10,580 SH   SOLE   0 0 10,580
WALMART INC COM 931142103   4,447,703 55,080 SH   SOLE   0 0 55,080