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
3M CO COM 88579Y101   935,333 8,465 SH   SOLE 0 0 0 8,465
ABBOTT LABS COM 002824100   732,376 7,569 SH   SOLE 0 0 0 7,569
ABBVIE INC COM 00287Y109   447,725 3,336 SH   SOLE 0 0 0 3,336
AKEBIA THERAPEUTICS INC COM 00972D105   8,691 27,486 SH   SOLE 0 0 0 27,486
ALCOA CORP COM 013872106   1,286,680 38,226 SH   SOLE 0 0 0 38,226
ALIBABA GROUP HLDG LTD SPONSORED ADS 01609W102   1,844,489 23,059 SH   SOLE 0 0 0 23,059
ALPHABET INC CAP STK CL C 02079K107   9,005,409 93,660 SH   SOLE 0 0 0 93,660
ALPHABET INC CAP STK CL A 02079K305   8,659,195 90,530 SH   SOLE 0 0 0 90,530
ALTRIA GROUP INC COM 02209S103   1,949,869 48,288 SH   SOLE 0 0 0 48,288
AMAZON COM INC COM 023135106   9,658,562 85,474 SH   SOLE 0 0 0 85,474
AMERICAN EXPRESS CO COM 025816109   3,320,135 24,610 SH   SOLE 0 0 0 24,610
AMERIPRISE FINL INC COM 03076C106   1,158,970 4,600 SH   SOLE 0 0 0 4,600
APPLE INC COM 037833100   10,174,699 73,623 SH   SOLE 0 0 0 73,623
AVALARA INC COM 05338G106   6,142,613 66,913 SH   SOLE 0 0 0 66,913
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   7,950,521 29,775 SH   SOLE 0 0 0 29,775
BK OF AMERICA CORP COM 060505104   935,173 30,966 SH   SOLE 0 0 0 30,966
BOOKING HOLDINGS INC COM 09857L108   2,090,163 1,272 SH   SOLE 0 0 0 1,272
BOSTON PROPERTIES INC COM 101121101   3,378,204 45,061 SH   SOLE 0 0 0 45,061
BRINKS CO COM 109696104   1,753,042 36,190 SH   SOLE 0 0 0 36,190
BRISTOL-MYERS SQUIBB CO COM 110122108   344,573 4,847 SH   SOLE 0 0 0 4,847
BRITISH AMERN TOB PLC SPONSORED ADR 110448107   213,000 6,000 SH   SOLE 0 0 0 6,000
CADENCE DESIGN SYSTEM INC COM 127387108   815,025 4,987 SH   SOLE 0 0 0 4,987
CAMDEN PPTY TR SH BEN INT 133131102   2,501,848 20,945 SH   SOLE 0 0 0 20,945
CHEVRON CORP NEW COM 166764100   11,463,360 79,790 SH   SOLE 0 0 0 79,790
CISCO SYS INC COM 17275R102   322,000 8,050 SH   SOLE 0 0 0 8,050
CITIGROUP INC COM NEW 172967424   10,526,131 252,607 SH   SOLE 0 0 0 252,607
COCA COLA CO COM 191216100   366,259 6,538 SH   SOLE 0 0 0 6,538
COLGATE PALMOLIVE CO COM 194162103   790,313 11,250 SH   SOLE 0 0 0 11,250
CONAGRA BRANDS INC COM 205887102   4,421,349 135,500 SH   SOLE 0 0 0 135,500
DEVON ENERGY CORP NEW COM 25179M103   7,943,301 132,102 SH   SOLE 0 0 0 132,102
DIAGEO PLC SPON ADR NEW 25243Q205   1,529,095 9,005 SH   SOLE 0 0 0 9,005
DISNEY WALT CO COM 254687106   711,047 7,538 SH   SOLE 0 0 0 7,538
DOMINION ENERGY INC COM 25746U109   1,960,437 28,367 SH   SOLE 0 0 0 28,367
DUKE ENERGY CORP NEW COM NEW 26441C204   1,156,188 12,429 SH   SOLE 0 0 0 12,429
ELANCO ANIMAL HEALTH INC COM 28414H103   2,248,382 181,175 SH   SOLE 0 0 0 181,175
ELECTRONIC ARTS INC COM 285512109   2,727,963 23,576 SH   SOLE 0 0 0 23,576
EMPIRE ST RLTY OP L P UNIT LTD PRTNSP 292102100   86,080 13,450 SH   SOLE 0 0 0 13,450
EMPIRE ST RLTY TR INC CL A 292104106   98,400 15,000 SH   SOLE 0 0 0 15,000
EXXON MOBIL CORP COM 30231G102   1,472,396 16,864 SH   SOLE 0 0 0 16,864
FLYWIRE CORPORATION COM VTG 302492103   1,433,186 62,421 SH   SOLE 0 0 0 62,421
FREEPORT-MCMORAN INC CL B 35671D857   711,158 26,021 SH   SOLE 0 0 0 26,021
GAMING & LEISURE PPTYS INC COM 36467J108   1,501,876 33,948 SH   SOLE 0 0 0 33,948
GENERAL ELECTRIC CO COM NEW 369604301   322,520 5,210 SH   SOLE 0 0 0 5,210
GENERAL MLS INC COM 370334104   3,408,971 44,498 SH   SOLE 0 0 0 44,498
GLOBAL X FDS GLB X MLP ENRG I 37954Y293   227,279 6,064 SH   SOLE 0 0 0 6,064
GOLDMAN SACHS ETF TR ACCES TREASURY 381430529   4,212,672 42,190 SH   SOLE 0 0 0 42,190
GOLDMAN SACHS GROUP INC COM 38141G104   13,617,750 46,469 SH   SOLE 0 0 0 46,469
GRUPO AVAL ACCIONES Y VALORE SPONSORED ADS 40053W101   59,286 24,100 SH   SOLE 0 0 0 24,100
HEALTHCARE RLTY TR CL A COM 42226K105   2,612,879 125,318 SH   SOLE 0 0 0 125,318
HILTON WORLDWIDE HLDGS INC COM 43300A203   5,763,344 47,781 SH   SOLE 0 0 0 47,781
HOME DEPOT INC COM 437076102   305,466 1,107 SH   SOLE 0 0 0 1,107
INTERNATIONAL BUSINESS MACHS COM 459200101   1,317,456 11,089 SH   SOLE 0 0 0 11,089
INVESCO QQQ TR UNIT SER 1 46090E103   838,662 3,138 SH   SOLE 0 0 0 3,138
IQVIA HLDGS INC COM 46266C105   11,457,467 63,252 SH   SOLE 0 0 0 63,252
ISHARES GOLD TR ISHARES NEW 464285204   7,551,340 239,497 SH   SOLE 0 0 0 239,497
ISHARES TR ISHS 5-10YR INVT 464288638   1,584,115 32,811 SH   SOLE 0 0 0 32,811
ISHARES TR CORE 1 5 YR USD 46432F859   1,164,302 25,256 SH   SOLE 0 0 0 25,256
ISHARES TR ASIA 50 ETF 464288430   4,593,139 92,010 SH   SOLE 0 0 0 92,010
ISHARES TR FLTG RATE NT ETF 46429B655   336,809 6,700 SH   SOLE 0 0 0 6,700
ISHARES TR RUSSELL 2000 ETF 464287655   568,168 3,445 SH   SOLE 0 0 0 3,445
ISHARES TR ISHARES BIOTECH 464287556   8,797,979 75,222 SH   SOLE 0 0 0 75,222
J P MORGAN EXCHANGE TRADED F BETABULDRS JAPAN 46641Q217   2,952,540 72,313 SH   SOLE 0 0 0 72,313
JOHNSON & JOHNSON COM 478160104   866,298 5,303 SH   SOLE 0 0 0 5,303
JPMORGAN CHASE & CO COM 46625H100   12,579,494 120,378 SH   SOLE 0 0 0 120,378
KELLOGG CO COM 487836108   2,147,414 30,827 SH   SOLE 0 0 0 30,827
KINDER MORGAN INC DEL COM 49456B101   5,596,885 336,351 SH   SOLE 0 0 0 336,351
LISTED FD TR HORIZON KINETICS 53656F623   818,953 29,427 SH   SOLE 0 0 0 29,427
LOCKHEED MARTIN CORP COM 539830109   4,419,353 11,441 SH   SOLE 0 0 0 11,441
M & T BK CORP COM 55261F104   1,564,867 8,875 SH   SOLE 0 0 0 8,875
MERCK & CO INC COM 58933Y105   11,030,058 128,078 SH   SOLE 0 0 0 128,078
META PLATFORMS INC CL A 30303M102   4,689,101 34,560 SH   SOLE 0 0 0 34,560
MICROSOFT CORP COM 594918104   17,512,483 75,193 SH   SOLE 0 0 0 75,193
MID-AMER APT CMNTYS INC COM 59522J103   2,707,634 17,461 SH   SOLE 0 0 0 17,461
MONDELEZ INTL INC CL A 609207105   1,219,913 22,249 SH   SOLE 0 0 0 22,249
NUVEEN MUN VALUE FD INC COM 670928100   349,745 41,341 SH   SOLE 0 0 0 41,341
NVIDIA CORPORATION COM 67066G104   1,173,843 9,670 SH   SOLE 0 0 0 9,670
PALANTIR TECHNOLOGIES INC CL A 69608A108   2,534,812 311,785 SH   SOLE 0 0 0 311,785
PARAMOUNT GLOBAL CLASS B COM 92556H206   728,310 38,252 SH   SOLE 0 0 0 38,252
PAYPAL HLDGS INC COM 70450Y103   9,070,143 105,381 SH   SOLE 0 0 0 105,381
PEPSICO INC COM 713448108   1,846,960 11,313 SH   SOLE 0 0 0 11,313
PETROLEO BRASILEIRO SA PETRO SPONSORED ADR 71654V408   123,400 10,000 SH   SOLE 0 0 0 10,000
PFIZER INC COM 717081103   11,122,670 254,174 SH   SOLE 0 0 0 254,174
PHILIP MORRIS INTL INC COM 718172109   17,174,493 206,897 SH   SOLE 0 0 0 206,897
PIMCO ETF TR ENHAN SHRT MA AC 72201R833   918,706 9,293 SH   SOLE 0 0 0 9,293
PROCTER AND GAMBLE CO COM 742718109   14,326,143 113,474 SH   SOLE 0 0 0 113,474
PROLOGIS INC. COM 74340W103   468,782 4,614 SH   SOLE 0 0 0 4,614
SALESFORCE INC COM 79466L302   4,409,991 30,659 SH   SOLE 0 0 0 30,659
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797   2,784,372 41,914 SH   SOLE 0 0 0 41,914
SELECT SECTOR SPDR TR ENERGY 81369Y506   9,747,515 135,345 SH   SOLE 0 0 0 135,345
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   1,259,940 41,500 SH   SOLE 0 0 0 41,500
SELECT SECTOR SPDR TR SBI CONS STPLS 81369Y308   738,634 11,069 SH   SOLE 0 0 0 11,069
SIMON PPTY GROUP INC NEW COM 828806109   5,790,836 64,522 SH   SOLE 0 0 0 64,522
SOUTHERN CO COM 842587107   2,617,118 38,487 SH   SOLE 0 0 0 38,487
SPDR S&P 500 ETF TR TR UNIT 78462F103   7,678,298 21,497 SH   SOLE 0 0 0 21,497
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107   13,189,394 32,837 SH   SOLE 0 0 0 32,837
SPDR SER TR BLOOMBERG 1-3 MO 78468R663   3,240,900 35,381 SH   SOLE 0 0 0 35,381
TAKE-TWO INTERACTIVE SOFTWAR COM 874054109   1,761,985 16,165 SH   SOLE 0 0 0 16,165
TARGET CORP COM 87612E106   242,321 1,633 SH   SOLE 0 0 0 1,633
TOTALENERGIES SE SPONSORED ADS 89151E109   764,556 16,435 SH   SOLE 0 0 0 16,435
UBER TECHNOLOGIES INC COM 90353T100   446,207 16,838 SH   SOLE 0 0 0 16,838
UNILEVER PLC SPON ADR NEW 904767704   2,585,497 58,976 SH   SOLE 0 0 0 58,976
UNION PAC CORP COM 907818108   1,022,098 5,246 SH   SOLE 0 0 0 5,246
UNITEDHEALTH GROUP INC COM 91324P102   225,753 447 SH   SOLE 0 0 0 447
VANGUARD BD INDEX FDS SHORT TRM BOND 921937827   1,097,609 14,670 SH   SOLE 0 0 0 14,670
VANGUARD INDEX FDS MID CAP ETF 922908629   280,090 1,490 SH   SOLE 0 0 0 1,490
VANGUARD INDEX FDS S&P 500 ETF SHS 922908363   2,995,409 9,124 SH   SOLE 0 0 0 9,124
VANGUARD INTL EQUITY INDEX F ALLWRLD EX US 922042775   1,955,344 44,079 SH   SOLE 0 0 0 44,079
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858   285,352 7,820 SH   SOLE 0 0 0 7,820
VANGUARD SCOTTSDALE FDS SHORT TERM TREAS 92206C102   1,906,377 32,988 SH   SOLE 0 0 0 32,988
VANGUARD TAX-MANAGED FDS VAN FTSE DEV MKT 921943858   901,728 24,800 SH   SOLE 0 0 0 24,800
VANGUARD WORLD FDS HEALTH CAR ETF 92204A504   988,978 4,421 SH   SOLE 0 0 0 4,421
VANGUARD WORLD FDS CONSUM STP ETF 92204A207   717,739 4,178 SH   SOLE 0 0 0 4,178
VERIZON COMMUNICATIONS INC COM 92343V104   7,569,145 199,345 SH   SOLE 0 0 0 199,345
VISA INC COM CL A 92826C839   4,205,153 23,671 SH   SOLE 0 0 0 23,671
VISTA OUTDOOR INC COM 928377100   272,384 11,200 SH   SOLE 0 0 0 11,200
VORNADO RLTY TR SH BEN INT 929042109   1,701,577 73,471 SH   SOLE 0 0 0 73,471
WALMART INC COM 931142103   1,774,661 13,683 SH   SOLE 0 0 0 13,683
ZIMMER BIOMET HOLDINGS INC COM 98956P102   9,141,711 87,439 SH   SOLE 0 0 0 87,439
ZOETIS INC CL A 98978V103   4,995,149 33,685 SH   SOLE 0 0 0 33,685