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 LABORATORIES COM 002824100 19,500 201,530 SH   SOLE   201,530 0 0
ABBVIE COM 00287Y109 33,696 251,070 SH   SOLE   251,070 0 0
ADVANCE AUTO PARTS COM 00751Y106 250 1,600 SH   SOLE   1,600 0 0
ALBEMARLE CORP COM 012653101 370 1,400 SH   SOLE   1,400 0 0
ALEXANDRIA REAL ESTATE EQUITIES COM 015271109 13,346 95,200 SH   SOLE   95,200 0 0
ALPHABET INC-CL A COM 02079K305 1,148 12,000 SH   SOLE   12,000 0 0
AMAZON.COM COM 023135106 1,277 11,300 SH   SOLE   11,300 0 0
AMDOCS COM G02602103 22,945 288,800 SH   SOLE   288,800 0 0
AMEREN COM 023608102 201 2,500 SH   SOLE   2,500 0 0
AMERICAN ELECTRIC POWER COM 025537101 182 2,100 SH   SOLE   2,100 0 0
AMERICAN TOWER COM 03027X100 172 800 SH   SOLE   800 0 0
AMERIPRISE FINANCIAL COM 03076C106 19,098 75,800 SH   SOLE   75,800 0 0
AMGEN COM 031162100 248 1,100 SH   SOLE   1,100 0 0
ANALOG DEVICES COM 032654105 15,188 109,000 SH   SOLE   109,000 0 0
ANTERO RESOURCES CORP COM 03674X106 211 6,910 SH   SOLE   6,910 0 0
APPLE COM 037833100 21,402 154,860 SH   SOLE   154,860 0 0
ARCHER DANIELS COM 039483102 19,236 239,100 SH   SOLE   239,100 0 0
ARES CAPITAL COM 04010L103 14,936 884,840 SH   SOLE   884,840 0 0
ARES MANAGEMENT CORP-A COM 03990B101 8,958 144,600 SH   SOLE   144,600 0 0
ARTHUR J GALLAGHER & CO COM 363576109 36,264 211,800 SH   SOLE   211,800 0 0
AT&T COM 00206R102 14,119 920,400 SH   SOLE   920,400 0 0
AVALONBAY COMMUNITIES COM 053484101 24,681 134,000 SH   SOLE   134,000 0 0
BANK OF AMERICA COM 060505104 8,178 270,790 SH   SOLE   270,790 0 0
BRISTOL-MYERS SQUIBB COM 110122108 31,796 447,260 SH   SOLE   447,260 0 0
BROADCOM INC COM 11135F101 20,154 45,390 SH   SOLE   45,390 0 0
CANADIAN NATURAL RESOURCES COM 136385101 140 3,000 SH   SOLE   3,000 0 0
CATERPILLAR COM 149123101 164 1,000 SH   SOLE   1,000 0 0
CF INDUSTRIES HOLDINGS COM 125269100 20,915 217,300 SH   SOLE   217,300 0 0
CHESAPEAKE ENERGY CORP COM 165167735 20,999 222,900 SH   SOLE   222,900 0 0
CHEVRON COM 166764100 25,329 176,300 SH   SOLE   176,300 0 0
CHUBB LTD COM H1467J104 31,496 173,170 SH   SOLE   173,170 0 0
CISCO SYSTEMS COM 17275R102 6,504 162,610 SH   SOLE   162,610 0 0
CITIGROUP COM 172967424 196 4,700 SH   SOLE   4,700 0 0
CITIZENS FINANCIAL GROUP COM 174610105 11,245 327,260 SH   SOLE   327,260 0 0
COCA-COLA COM 191216100 32,112 573,220 SH   SOLE   573,220 0 0
COMCAST-A COM 20030N101 10,676 364,000 SH   SOLE   364,000 0 0
COMSTOCK RESOURCES COM 205768302 270 15,620 SH   SOLE   15,620 0 0
CONOCOPHILLIPS COM 20825C104 1,924 18,800 SH   SOLE   18,800 0 0
COSTCO WHOLESALE COM 22160K105 1,143 2,420 SH   SOLE   2,420 0 0
CROWN CASTLE INC COM 22822V101 173 1,200 SH   SOLE   1,200 0 0
CUMMINS INC COM 231021106 1,058 5,200 SH   SOLE   5,200 0 0
CVS HEALTH CORP COM 126650100 38,835 407,200 SH   SOLE   407,200 0 0
DEERE & CO COM 244199105 768 2,300 SH   SOLE   2,300 0 0
DEVON ENERGY COM 25179M103 13,812 229,710 SH   SOLE   229,710 0 0
DIGITAL REALTY REIT COM 253868103 408 4,110 SH   SOLE   4,110 0 0
DOMINION RESOURCES COM 25746U109 28,425 411,300 SH   SOLE   411,300 0 0
DOVER CORP COM 260003108 312 2,680 SH   SOLE   2,680 0 0
DUKE ENERGY COM 26441C204 28,472 306,090 SH   SOLE   306,090 0 0
DUPONT DE NEMOURS INC COM 26614N102 242 4,800 SH   SOLE   4,800 0 0
EASTMAN CHEMICAL COM 277432100 14 190 SH   SOLE   190 0 0
EATON COM G29183103 3,587 26,900 SH   SOLE   26,900 0 0
ELEVANCE HEALTH INC COM 036752103 30,162 66,400 SH   SOLE   66,400 0 0
ELI LILLY & CO COM 532457108 48,211 149,100 SH   SOLE   149,100 0 0
EMERSON ELECTRIC COM 291011104 14,240 194,480 SH   SOLE   194,480 0 0
ENBRIDGE COM 29250N105 19,585 527,900 SH   SOLE   527,900 0 0
ENTERPRISE PRODUCTS PARTNERS COM 293792107 19,556 822,370 SH   SOLE   822,370 0 0
EQT CORP COM 26884L109 23,660 580,620 SH   SOLE   580,620 0 0
EXELON COM 30161N101 29,590 789,900 SH   SOLE   789,900 0 0
EXXON MOBIL COM 30231G102 336 3,850 SH   SOLE   3,850 0 0
FEDEX COM 31428X106 2,294 15,450 SH   SOLE   15,450 0 0
GENERAL DYNAMICS COM 369550108 37,942 178,830 SH   SOLE   178,830 0 0
GENERAL MILLS COM 370334104 19,490 254,400 SH   SOLE   254,400 0 0
GILEAD SCIENCES COM 375558103 703 11,400 SH   SOLE   11,400 0 0
GOLDMAN SACHS GROUP COM 38141G104 15,666 53,460 SH   SOLE   53,460 0 0
HOME DEPOT COM 437076102 17,514 63,470 SH   SOLE   63,470 0 0
HONEYWELL INTL COM 438516106 217 1,300 SH   SOLE   1,300 0 0
INTL BUSINESS MACHINES COM 459200101 16,486 138,760 SH   SOLE   138,760 0 0
ISHARES 10-20 YEAR TREASURY ETF COM 464288653 5,217 47,886 SH   SOLE   47,886 0 0
ISHARES ESG 1-5 YEAR ETF COM 46435G243 2,597 110,549 SH   SOLE   110,549 0 0
ISHARES ESG AWARE USD CORPOR COM 46435G193 865 39,697 SH   SOLE   39,697 0 0
ISHARES GNMA BOND ETF COM 46429B333 196 4,553 SH   SOLE   4,553 0 0
ISHARES I-05Y INV GRADE CORP ETF COM 464288646 8,948 181,566 SH   SOLE   181,566 0 0
ISHARES IBOXX INVESTMENT ETF COM 464287242 23,912 233,400 SH   SOLE   233,400 0 0
ISHARES S&P 500 GROWTH ETF COM 464287309 14,161 244,793 SH   SOLE   244,793 0 0
ISHARES S&P MIDCAP 400 ETF COM 464287507 2,839 12,950 SH   SOLE   12,950 0 0
JOHNSON & JOHNSON COM 478160104 19,276 118,000 SH   SOLE   118,000 0 0
JOHNSON CONTROLS INTERNATIONAL COM G51502105 16,100 327,100 SH   SOLE   327,100 0 0
JPMORGAN CHASE COM 46625H100 32,663 312,560 SH   SOLE   312,560 0 0
KIMCO REALTY COM 49446R109 839 45,600 SH   SOLE   45,600 0 0
LOCKHEED MARTIN COM 539830109 286 740 SH   SOLE   740 0 0
LYONDELLBASELL INDUSTRIES-CL A COM N53745100 4,052 53,820 SH   SOLE   53,820 0 0
MARATHON OIL COM 565849106 926 41,000 SH   SOLE   41,000 0 0
MASTERCARD COM 57636Q104 2,150 7,560 SH   SOLE   7,560 0 0
MCDONALD'S COM 580135101 26,401 114,420 SH   SOLE   114,420 0 0
MEDTRONIC COM G5960L103 121 1,500 SH   SOLE   1,500 0 0
MERCK & CO COM 58933Y105 34,811 404,210 SH   SOLE   404,210 0 0
META PLATFORMS INC COM 30303M102 380 2,800 SH   SOLE   2,800 0 0
METLIFE COM 59156R108 29,456 484,640 SH   SOLE   484,640 0 0
MICROCHIP TECHNOLOGY COM 595017104 293 4,800 SH   SOLE   4,800 0 0
MICROSOFT COM 594918104 30,098 129,230 SH   SOLE   129,230 0 0
MONDELEZ INTL COM 609207105 15,504 282,760 SH   SOLE   282,760 0 0
MORGAN STANLEY COM 617446448 14,230 180,100 SH   SOLE   180,100 0 0
NETFLIX COM 64110L106 494 2,100 SH   SOLE   2,100 0 0
NEXTERA ENERGY COM 65339F101 38,444 490,300 SH   SOLE   490,300 0 0
NVIDIA COM 67066G104 425 3,500 SH   SOLE   3,500 0 0
ORACLE COM 68389X105 2,852 46,700 SH   SOLE   46,700 0 0
OVINTIV INC COM 69047Q102 138 3,000 SH   SOLE   3,000 0 0
OWENS CORNING COM 690742101 833 10,600 SH   SOLE   10,600 0 0
PAYCHEX COM 704326107 26,844 239,230 SH   SOLE   239,230 0 0
PEPSICO COM 713448108 27,542 168,700 SH   SOLE   168,700 0 0
PETROLEO BRASILEIRO SA COM 71654V408 126 10,210 SH   SOLE   10,210 0 0
PFIZER COM 717081103 37,349 853,490 SH   SOLE   853,490 0 0
PHILLIPS 66 COM 718546104 33,249 411,900 SH   SOLE   411,900 0 0
PNC FINANCIAL COM 693475105 822 5,500 SH   SOLE   5,500 0 0
PROCTER & GAMBLE COM 742718109 15,579 123,400 SH   SOLE   123,400 0 0
PROLOGIS COM 74340W103 28,580 281,300 SH   SOLE   281,300 0 0
PUBLIC STORAGE COM 74460D109 15,900 54,300 SH   SOLE   54,300 0 0
QUALCOMM COM 747525103 18,221 161,280 SH   SOLE   161,280 0 0
RANGE RESOURCES CORP COM 75281A109 225 8,920 SH   SOLE   8,920 0 0
RAYTHEON TECH CORP COM 75513E101 20,611 251,780 SH   SOLE   251,780 0 0
REPUBLIC SERVICES-CL A COM 760759100 28,898 212,420 SH   SOLE   212,420 0 0
S&P 500 DEPOSITARY RECEIPTS ETF COM 78462F103 26,941 75,427 SH   SOLE   75,427 0 0
SCHWAB US MID CAP ETF COM 808524508 68 1,130 SH   SOLE   1,130 0 0
SIMON PROPERTY GROUP COM 828806109 14,553 162,150 SH   SOLE   162,150 0 0
SOUTHWESTERN ENERGY COMPANY COM 845467109 2,451 400,550 SH   SOLE   400,550 0 0
SPDR S&P BANK ETF COM 78464A797 1,364 30,800 SH   SOLE   30,800 0 0
TARGET COM 87612E106 20,968 141,300 SH   SOLE   141,300 0 0
TELLURIAN INC COM 87968A104 96 40,000 SH   SOLE   40,000 0 0
TEXAS INSTRUMENTS COM 882508104 14,836 95,850 SH   SOLE   95,850 0 0
THERMO FISHER SCIENTIFIC COM 883556102 2,790 5,500 SH   SOLE   5,500 0 0
TORONTO-DOMINION BANK COM 891160509 1,073 17,500 SH   SOLE   17,500 0 0
TOURMALINE OIL COM 89156V106 493 9,500 SH   SOLE   9,500 0 0
TRUIST FINANCIAL CORPORATION COM 89832Q109 157 3,600 SH   SOLE   3,600 0 0
UNION PACIFIC COM 907818108 13,879 71,240 SH   SOLE   71,240 0 0
UNITED PARCEL SERVICE COM 911312106 23,633 146,300 SH   SOLE   146,300 0 0
UNITEDHEALTH GROUP COM 91324P102 47,529 94,110 SH   SOLE   94,110 0 0
VANGUARD REIT ETF COM 922908553 119 1,480 SH   SOLE   1,480 0 0
VERIZON COMMUNICATIONS COM 92343V104 4,106 108,150 SH   SOLE   108,150 0 0
VICI PROPERTIES COM 925652109 16 550 SH   SOLE   550 0 0
VISA INC-CL A COM 92826C839 3,837 21,600 SH   SOLE   21,600 0 0
WAL-MART STORES COM 931142103 960 7,400 SH   SOLE   7,400 0 0
WALT DISNEY CO COM 254687106 13,489 143,000 SH   SOLE   143,000 0 0
WASTE MANAGEMENT COM 94106L109 2,355 14,700 SH   SOLE   14,700 0 0
WELLS FARGO COM 949746101 2,968 73,800 SH   SOLE   73,800 0 0
WILLIAMS COS COM 969457100 22,557 787,870 SH   SOLE   787,870 0 0
WYNDHAM HOTELS & RESORT INC COM 98311A105 2,526 41,170 SH   SOLE   41,170 0 0