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   2,527,272 19,529 SH   SOLE 0 0 0 19,529
ABBOTT LABS COM 002824100   822,372 7,569 SH   SOLE 0 0 0 7,569
ABBVIE INC COM 00287Y109   510,942 3,336 SH   SOLE 0 0 0 3,336
AIRBNB INC COM CL A 009066101   3,276,541 36,782 SH   SOLE 0 0 0 36,782
AKEBIA THERAPEUTICS INC COM 00972D105   9,705 27,486 SH   SOLE 0 0 0 27,486
ALCOA CORP COM 013872106   1,730,461 37,965 SH   SOLE 0 0 0 37,965
ALIBABA GROUP HLDG LTD SPONSORED ADS 01609W102   2,720,590 23,932 SH   SOLE 0 0 0 23,932
ALPHABET INC CAP STK CL C 02079K107   10,294,140 4,706 SH   SOLE 0 0 0 4,706
ALPHABET INC CAP STK CL A 02079K305   10,026,775 4,601 SH   SOLE 0 0 0 4,601
ALTRIA GROUP INC COM 02209S103   2,035,786 48,738 SH   SOLE 0 0 0 48,738
AMAZON COM INC COM 023135106   9,050,579 85,214 SH   SOLE 0 0 0 85,214
AMERICAN EXPRESS CO COM 025816109   3,559,900 25,681 SH   SOLE 0 0 0 25,681
AMERIPRISE FINL INC COM 03076C106   1,093,328 4,600 SH   SOLE 0 0 0 4,600
APPLE INC COM 037833100   10,079,955 73,727 SH   SOLE 0 0 0 73,727
AVALARA INC COM 05338G106   4,756,181 67,368 SH   SOLE 0 0 0 67,368
BANCO SANTANDER S.A. ADR 05964H105   37,850 13,518 SH   SOLE 0 0 0 13,518
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   8,665,655 31,740 SH   SOLE 0 0 0 31,740
BK OF AMERICA CORP COM 060505104   963,972 30,966 SH   SOLE 0 0 0 30,966
BOOKING HOLDINGS INC COM 09857L108   2,229,962 1,275 SH   SOLE 0 0 0 1,275
BOSTON PROPERTIES INC COM 101121101   1,165,229 13,095 SH   SOLE 0 0 0 13,095
BRINKS CO COM 109696104   2,195,148 36,158 SH   SOLE 0 0 0 36,158
BRISTOL-MYERS SQUIBB CO COM 110122108   373,219 4,847 SH   SOLE 0 0 0 4,847
BRITISH AMERN TOB PLC SPONSORED ADR 110448107   257,460 6,000 SH   SOLE 0 0 0 6,000
CADENCE DESIGN SYSTEM INC COM 127387108   748,200 4,987 SH   SOLE 0 0 0 4,987
CAMDEN PPTY TR SH BEN INT 133131102   2,818,640 20,960 SH   SOLE 0 0 0 20,960
CHEVRON CORP NEW COM 166764100   11,490,621 79,366 SH   SOLE 0 0 0 79,366
CISCO SYS INC COM 17275R102   343,252 8,050 SH   SOLE 0 0 0 8,050
CITIGROUP INC COM NEW 172967424   11,687,413 254,129 SH   SOLE 0 0 0 254,129
COCA COLA CO COM 191216100   411,306 6,538 SH   SOLE 0 0 0 6,538
COLGATE PALMOLIVE CO COM 194162103   901,575 11,250 SH   SOLE 0 0 0 11,250
CONAGRA BRANDS INC COM 205887102   4,497,189 131,343 SH   SOLE 0 0 0 131,343
DEVON ENERGY CORP NEW COM 25179M103   7,199,913 130,646 SH   SOLE 0 0 0 130,646
DIAGEO PLC SPON ADR NEW 25243Q205   1,566,164 8,995 SH   SOLE 0 0 0 8,995
DISNEY WALT CO COM 254687106   759,719 8,048 SH   SOLE 0 0 0 8,048
DOMINION ENERGY INC COM 25746U109   2,254,386 28,247 SH   SOLE 0 0 0 28,247
DUKE ENERGY CORP NEW COM NEW 26441C204   1,335,242 12,454 SH   SOLE 0 0 0 12,454
ELANCO ANIMAL HEALTH INC COM 28414H103   3,666,491 186,780 SH   SOLE 0 0 0 186,780
ELECTRONIC ARTS INC COM 285512109   2,825,988 23,230 SH   SOLE 0 0 0 23,230
EMPIRE ST RLTY OP L P UNIT LTD PRTNSP 292102100   95,495 13,450 SH   SOLE 0 0 0 13,450
EMPIRE ST RLTY TR INC CL A 292104106   105,450 15,000 SH   SOLE 0 0 0 15,000
EXXON MOBIL CORP COM 30231G102   1,444,233 16,864 SH   SOLE 0 0 0 16,864
FLYWIRE CORPORATION COM VTG 302492103   1,188,632 67,421 SH   SOLE 0 0 0 67,421
FREEPORT-MCMORAN INC CL B 35671D857   690,682 23,605 SH   SOLE 0 0 0 23,605
GAMING & LEISURE PPTYS INC COM 36467J108   1,535,776 33,488 SH   SOLE 0 0 0 33,488
GENERAL ELECTRIC CO COM NEW 369604301   331,689 5,210 SH   SOLE 0 0 0 5,210
GENERAL MLS INC COM 370334104   3,265,262 43,277 SH   SOLE 0 0 0 43,277
GLOBAL X FDS GLB X MLP ENRG I 37954Y293   231,099 6,064 SH   SOLE 0 0 0 6,064
GOLDMAN SACHS ETF TR ACCES TREASURY 381430529   6,080,855 60,906 SH   SOLE 0 0 0 60,906
GOLDMAN SACHS GROUP INC COM 38141G104   13,830,530 46,564 SH   SOLE 0 0 0 46,564
GRUPO AVAL ACCIONES Y VALORE SPONSORED ADS 40053W101   85,555 24,100 SH   SOLE 0 0 0 24,100
HEALTHCARE RLTY TR COM 421946104   1,736,005 63,824 SH   SOLE 0 0 0 63,824
HEALTHCARE TR AMER INC CL A NEW 42225P501   1,618,583 57,993 SH   SOLE 0 0 0 57,993
HILTON WORLDWIDE HLDGS INC COM 43300A203   5,332,515 47,851 SH   SOLE 0 0 0 47,851
HOME DEPOT INC COM 437076102   303,617 1,107 SH   SOLE 0 0 0 1,107
INTERNATIONAL BUSINESS MACHS COM 459200101   1,546,703 10,955 SH   SOLE 0 0 0 10,955
INVESCO QQQ TR UNIT SER 1 46090E103   848,688 3,028 SH   SOLE 0 0 0 3,028
IQVIA HLDGS INC COM 46266C105   13,855,896 63,855 SH   SOLE 0 0 0 63,855
ISHARES GOLD TR ISHARES NEW 464285204   8,713,917 253,976 SH   SOLE 0 0 0 253,976
ISHARES TR ISHS 5-10YR INVT 464288638   1,672,266 32,751 SH   SOLE 0 0 0 32,751
ISHARES TR CORE 1 5 YR USD 46432F859   1,140,254 24,056 SH   SOLE 0 0 0 24,056
ISHARES TR ASIA 50 ETF 464288430   5,760,787 91,820 SH   SOLE 0 0 0 91,820
ISHARES TR FLTG RATE NT ETF 46429B655   334,464 6,700 SH   SOLE 0 0 0 6,700
ISHARES TR RUSSELL 2000 ETF 464287655   577,536 3,410 SH   SOLE 0 0 0 3,410
ISHARES TR ISHARES BIOTECH 464287556   8,963,067 76,197 SH   SOLE 0 0 0 76,197
J P MORGAN EXCHANGE TRADED F BETABULDRS JAPAN 46641Q217   3,169,206 71,913 SH   SOLE 0 0 0 71,913
JOHNSON & JOHNSON COM 478160104   941,336 5,303 SH   SOLE 0 0 0 5,303
JPMORGAN CHASE & CO COM 46625H100   13,551,573 120,341 SH   SOLE 0 0 0 120,341
KELLOGG CO COM 487836108   2,132,500 29,892 SH   SOLE 0 0 0 29,892
KINDER MORGAN INC DEL COM 49456B101   5,553,000 331,325 SH   SOLE 0 0 0 331,325
KRANESHARES TR CSI CHI INTERNET 500767306   225,937 6,897 SH   SOLE 0 0 0 6,897
LISTED FD TR HORIZON KINETICS 53656F623   816,958 28,625 SH   SOLE 0 0 0 28,625
LOCKHEED MARTIN CORP COM 539830109   4,756,865 11,064 SH   SOLE 0 0 0 11,064
M & T BK CORP COM 55261F104   1,413,017 8,865 SH   SOLE 0 0 0 8,865
MERCK & CO INC COM 58933Y105   11,738,375 128,753 SH   SOLE 0 0 0 128,753
META PLATFORMS INC CL A 30303M102   5,564,738 34,510 SH   SOLE 0 0 0 34,510
MICROSOFT CORP COM 594918104   19,440,270 75,693 SH   SOLE 0 0 0 75,693
MID-AMER APT CMNTYS INC COM 59522J103   3,032,365 17,361 SH   SOLE 0 0 0 17,361
MONDELEZ INTL INC CL A 609207105   1,381,440 22,249 SH   SOLE 0 0 0 22,249
NUVEEN MUN VALUE FD INC COM 670928100   369,175 41,341 SH   SOLE 0 0 0 41,341
NVIDIA CORPORATION COM 67066G104   1,462,086 9,645 SH   SOLE 0 0 0 9,645
PALANTIR TECHNOLOGIES INC CL A 69608A108   2,825,622 311,535 SH   SOLE 0 0 0 311,535
PARAMOUNT GLOBAL CLASS B COM 92556H206   940,987 38,127 SH   SOLE 0 0 0 38,127
PAYPAL HLDGS INC COM 70450Y103   7,336,413 105,046 SH   SOLE 0 0 0 105,046
PEPSICO INC COM 713448108   1,935,756 11,615 SH   SOLE 0 0 0 11,615
PETROLEO BRASILEIRO SA PETRO SPONSORED ADR 71654V408   116,800 10,000 SH   SOLE 0 0 0 10,000
PFIZER INC COM 717081103   13,315,930 253,975 SH   SOLE 0 0 0 253,975
PHILIP MORRIS INTL INC COM 718172109   20,417,162 206,777 SH   SOLE 0 0 0 206,777
PIMCO ETF TR ENHAN SHRT MA AC 72201R833   1,763,464 17,793 SH   SOLE 0 0 0 17,793
PROCTER AND GAMBLE CO COM 742718109   16,501,971 114,764 SH   SOLE 0 0 0 114,764
PROLOGIS INC. COM 74340W103   558,720 4,749 SH   SOLE 0 0 0 4,749
SALESFORCE INC COM 79466L302   5,013,750 30,379 SH   SOLE 0 0 0 30,379
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797   2,923,247 40,810 SH   SOLE 0 0 0 40,810
SELECT SECTOR SPDR TR ENERGY 81369Y506   9,742,522 136,240 SH   SOLE 0 0 0 136,240
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   1,312,251 41,725 SH   SOLE 0 0 0 41,725
SELECT SECTOR SPDR TR SBI CONS STPLS 81369Y308   798,960 11,069 SH   SOLE 0 0 0 11,069
SIMON PPTY GROUP INC NEW COM 828806109   5,495,359 57,895 SH   SOLE 0 0 0 57,895
SOUTHERN CO COM 842587107   2,728,821 38,267 SH   SOLE 0 0 0 38,267
SPDR S&P 500 ETF TR TR UNIT 78462F103   8,050,515 21,340 SH   SOLE 0 0 0 21,340
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107   13,533,615 32,730 SH   SOLE 0 0 0 32,730
SPDR SER TR BLOOMBERG 1-3 MO 78468R663   3,672,958 40,146 SH   SOLE 0 0 0 40,146
TAKE-TWO INTERACTIVE SOFTWAR COM 874054109   1,958,642 15,985 SH   SOLE 0 0 0 15,985
TARGET CORP COM 87612E106   230,629 1,633 SH   SOLE 0 0 0 1,633
TOTALENERGIES SE SPONSORED ADS 89151E109   865,138 16,435 SH   SOLE 0 0 0 16,435
UBER TECHNOLOGIES INC COM 90353T100   344,505 16,838 SH   SOLE 0 0 0 16,838
UNILEVER PLC SPON ADR NEW 904767704   2,602,720 56,791 SH   SOLE 0 0 0 56,791
UNION PAC CORP COM 907818108   1,000,576 4,691 SH   SOLE 0 0 0 4,691
UNITEDHEALTH GROUP INC COM 91324P102   229,593 447 SH   SOLE 0 0 0 447
VANECK ETF TRUST PHARMACEUTCL ETF 92189F692   200,552 2,610 SH   SOLE 0 0 0 2,610
VANGUARD BD INDEX FDS SHORT TRM BOND 921937827   1,968,358 25,633 SH   SOLE 0 0 0 25,633
VANGUARD INDEX FDS MID CAP ETF 922908629   293,485 1,490 SH   SOLE 0 0 0 1,490
VANGUARD INDEX FDS S&P 500 ETF SHS 922908363   3,111,514 8,970 SH   SOLE 0 0 0 8,970
VANGUARD INTL EQUITY INDEX F ALLWRLD EX US 922042775   2,202,187 44,079 SH   SOLE 0 0 0 44,079
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858   325,703 7,820 SH   SOLE 0 0 0 7,820
VANGUARD SCOTTSDALE FDS SHORT TERM TREAS 92206C102   3,078,084 52,295 SH   SOLE 0 0 0 52,295
VANGUARD TAX-MANAGED INTL FD VAN FTSE DEV MKT 921943858   996,050 24,413 SH   SOLE 0 0 0 24,413
VANGUARD WORLD FDS HEALTH CAR ETF 92204A504   1,030,313 4,375 SH   SOLE 0 0 0 4,375
VANGUARD WORLD FDS CONSUM STP ETF 92204A207   766,752 4,137 SH   SOLE 0 0 0 4,137
VERIZON COMMUNICATIONS INC COM 92343V104   10,173,545 200,464 SH   SOLE 0 0 0 200,464
VISA INC COM CL A 92826C839   4,851,566 24,641 SH   SOLE 0 0 0 24,641
VISTA OUTDOOR INC COM 928377100   309,690 11,100 SH   SOLE 0 0 0 11,100
VORNADO RLTY TR SH BEN INT 929042109   4,740,709 165,817 SH   SOLE 0 0 0 165,817
WALMART INC COM 931142103   1,670,140 13,737 SH   SOLE 0 0 0 13,737
ZIMMER BIOMET HOLDINGS INC COM 98956P102   9,146,551 87,060 SH   SOLE 0 0 0 87,060
ZOETIS INC CL A 98978V103   6,235,997 36,279 SH   SOLE 0 0 0 36,279