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   2,287,576 12,878 SH   SOLE 0 0 0 12,878
ABBOTT LABS COM 002824100   1,128,594 8,019 SH   SOLE 0 0 0 8,019
ABBVIE INC COM 00287Y109   494,481 3,652 SH   SOLE 0 0 0 3,652
AIRBNB INC COM CL A 009066101   5,751,397 34,545 SH   SOLE 0 0 0 34,545
AKEBIA THERAPEUTICS INC COM 00972D105   62,118 27,486 SH   SOLE 0 0 0 27,486
ALIBABA GROUP HLDG LTD SPONSORED ADS 01609W102   1,382,597 11,639 SH   SOLE 0 0 0 11,639
ALPHABET INC CAP STK CL C 02079K107   13,651,958 4,718 SH   SOLE 0 0 0 4,718
ALPHABET INC CAP STK CL A 02079K305   13,558,147 4,680 SH   SOLE 0 0 0 4,680
ALTRIA GROUP INC COM 02209S103   2,331,019 49,188 SH   SOLE 0 0 0 49,188
AMAZON COM INC COM 023135106   13,724,143 4,116 SH   SOLE 0 0 0 4,116
AMERICAN EXPRESS CO COM 025816109   4,409,511 26,953 SH   SOLE 0 0 0 26,953
AMERIPRISE FINL INC COM 03076C106   1,387,636 4,600 SH   SOLE 0 0 0 4,600
APPLE INC COM 037833100   14,123,918 79,540 SH   SOLE 0 0 0 79,540
APPLIED MATLS INC COM 038222105   220,304 1,400 SH   SOLE 0 0 0 1,400
ARES DYNAMIC CR ALLOCATION F COM 04014F102   245,015 15,004 SH   SOLE 0 0 0 15,004
AVALARA INC COM 05338G106   6,118,136 47,387 SH   SOLE 0 0 0 47,387
BANCO SANTANDER S.A. ADR 05964H105   44,474 13,518 SH   SOLE 0 0 0 13,518
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   10,102,612 33,788 SH   SOLE 0 0 0 33,788
BK OF AMERICA CORP COM 060505104   1,377,677 30,966 SH   SOLE 0 0 0 30,966
BOOKING HOLDINGS INC COM 09857L108   2,931,859 1,222 SH   SOLE 0 0 0 1,222
BOSTON PROPERTIES INC COM 101121101   1,320,539 11,465 SH   SOLE 0 0 0 11,465
BRINKS CO COM 109696104   2,458,599 37,496 SH   SOLE 0 0 0 37,496
BRISTOL-MYERS SQUIBB CO COM 110122108   300,839 4,825 SH   SOLE 0 0 0 4,825
BRITISH AMERN TOB PLC SPONSORED ADR 110448107   224,460 6,000 SH   SOLE 0 0 0 6,000
CADENCE DESIGN SYSTEM INC COM 127387108   935,663 5,021 SH   SOLE 0 0 0 5,021
CAMDEN PPTY TR SH BEN INT 133131102   3,689,613 20,649 SH   SOLE 0 0 0 20,649
CHEVRON CORP NEW COM 166764100   9,554,251 81,417 SH   SOLE 0 0 0 81,417
CISCO SYS INC COM 17275R102   1,398,332 22,066 SH   SOLE 0 0 0 22,066
CITIGROUP INC COM NEW 172967424   15,596,064 258,256 SH   SOLE 0 0 0 258,256
COCA COLA CO COM 191216100   387,826 6,550 SH   SOLE 0 0 0 6,550
COLGATE PALMOLIVE CO COM 194162103   960,075 11,250 SH   SOLE 0 0 0 11,250
CONAGRA BRANDS INC COM 205887102   3,577,051 104,745 SH   SOLE 0 0 0 104,745
DEVON ENERGY CORP NEW COM 25179M103   7,393,717 167,848 SH   SOLE 0 0 0 167,848
DIAGEO PLC SPON ADR NEW 25243Q205   2,062,980 9,371 SH   SOLE 0 0 0 9,371
DISNEY WALT CO COM 254687106   1,097,530 7,086 SH   SOLE 0 0 0 7,086
DOMINION ENERGY INC COM 25746U109   2,006,896 25,546 SH   SOLE 0 0 0 25,546
DUKE ENERGY CORP NEW COM NEW 26441C204   1,281,759 12,219 SH   SOLE 0 0 0 12,219
ELANCO ANIMAL HEALTH INC COM 28414H103   10,227,301 360,370 SH   SOLE 0 0 0 360,370
EMPIRE ST RLTY OP L P UNIT LTD PRTNSP 292102100   119,302 13,450 SH   SOLE 0 0 0 13,450
EMPIRE ST RLTY TR INC CL A 292104106   133,500 15,000 SH   SOLE 0 0 0 15,000
EXXON MOBIL CORP COM 30231G102   1,064,339 17,394 SH   SOLE 0 0 0 17,394
FLYWIRE CORPORATION COM VTG 302492103   2,756,343 72,421 SH   SOLE 0 0 0 72,421
GAMING & LEISURE PPTYS INC COM 36467J108   1,378,802 28,335 SH   SOLE 0 0 0 28,335
GENERAL ELECTRIC CO COM NEW 369604301   8,291,215 87,766 SH   SOLE 0 0 0 87,766
GENERAL MLS INC COM 370334104   2,680,110 39,776 SH   SOLE 0 0 0 39,776
GLOBAL X FDS GLB X MLP ENRG I 37954Y293   244,768 6,930 SH   SOLE 0 0 0 6,930
GOLDMAN SACHS ETF TR ACCES TREASURY 381430529   7,582,732 75,797 SH   SOLE 0 0 0 75,797
GOLDMAN SACHS GROUP INC COM 38141G104   17,066,944 44,614 SH   SOLE 0 0 0 44,614
GRUPO AVAL ACCIONES Y VALORE SPONSORED ADS 40053W101   66,430 13,000 SH   SOLE 0 0 0 13,000
HEALTHCARE RLTY TR COM 421946104   1,743,568 55,106 SH   SOLE 0 0 0 55,106
HEALTHCARE TR AMER INC CL A NEW 42225P501   1,648,495 49,371 SH   SOLE 0 0 0 49,371
HILTON WORLDWIDE HLDGS INC COM 43300A203   7,348,533 47,109 SH   SOLE 0 0 0 47,109
HOME DEPOT INC COM 437076102   604,670 1,457 SH   SOLE 0 0 0 1,457
INTERNATIONAL BUSINESS MACHS COM 459200101   1,364,185 10,206 SH   SOLE 0 0 0 10,206
INVESCO QQQ TR UNIT SER 1 46090E103   414,162 1,041 SH   SOLE 0 0 0 1,041
IQVIA HLDGS INC COM 46266C105   22,003,534 77,988 SH   SOLE 0 0 0 77,988
ISHARES GOLD TR ISHARES NEW 464285204   13,451,768 386,434 SH   SOLE 0 0 0 386,434
ISHARES INC MSCI JPN ETF NEW 46434G822   203,558 3,040 SH   SOLE 0 0 0 3,040
ISHARES TR RUSSELL 2000 ETF 464287655   755,687 3,397 SH   SOLE 0 0 0 3,397
ISHARES TR ISHARES BIOTECH 464287556   11,609,058 76,065 SH   SOLE 0 0 0 76,065
ISHARES TR TIPS BD ETF 464287176   257,237 1,991 SH   SOLE 0 0 0 1,991
ISHARES TR CORE 1 5 YR USD 46432F859   420,132 8,331 SH   SOLE 0 0 0 8,331
ISHARES TR FLTG RATE NT ETF 46429B655   345,979 6,820 SH   SOLE 0 0 0 6,820
ISHARES TR ISHS 5-10YR INVT 464288638   2,537,112 42,806 SH   SOLE 0 0 0 42,806
ISHARES TR ASIA 50 ETF 464288430   6,128,475 80,048 SH   SOLE 0 0 0 80,048
J P MORGAN EXCHANGE-TRADED F BETABULDRS JAPAN 46641Q217   303,656 5,513 SH   SOLE 0 0 0 5,513
JOHNSON & JOHNSON COM 478160104   929,081 5,431 SH   SOLE 0 0 0 5,431
JPMORGAN CHASE & CO COM 46625H100   18,667,637 117,888 SH   SOLE 0 0 0 117,888
KELLOGG CO COM 487836108   1,691,743 26,261 SH   SOLE 0 0 0 26,261
KINDER MORGAN INC DEL COM 49456B101   4,943,054 311,668 SH   SOLE 0 0 0 311,668
KRANESHARES TR CSI CHI INTERNET 500767306   2,371,303 64,985 SH   SOLE 0 0 0 64,985
LOCKHEED MARTIN CORP COM 539830109   3,666,874 10,317 SH   SOLE 0 0 0 10,317
LOWES COS INC COM 548661107   258,480 1,000 SH   SOLE 0 0 0 1,000
M & T BK CORP COM 55261F104   1,426,782 9,290 SH   SOLE 0 0 0 9,290
MERCK & CO INC COM 58933Y105   9,744,382 127,145 SH   SOLE 0 0 0 127,145
META PLATFORMS INC CL A 30303M102   11,760,141 34,964 SH   SOLE 0 0 0 34,964
MICRON TECHNOLOGY INC COM 595112103   279,450 3,000 SH   SOLE 0 0 0 3,000
MICROSOFT CORP COM 594918104   25,988,839 77,274 SH   SOLE 0 0 0 77,274
MID-AMER APT CMNTYS INC COM 59522J103   3,861,535 16,830 SH   SOLE 0 0 0 16,830
MONDELEZ INTL INC CL A 609207105   1,475,331 22,249 SH   SOLE 0 0 0 22,249
NUVEEN MUN VALUE FD INC COM 670928100   429,120 41,341 SH   SOLE 0 0 0 41,341
NVIDIA CORPORATION COM 67066G104   1,058,796 3,600 SH   SOLE 0 0 0 3,600
PALANTIR TECHNOLOGIES INC CL A 69608A108   4,331,886 237,885 SH   SOLE 0 0 0 237,885
PAYPAL HLDGS INC COM 70450Y103   18,773,328 99,551 SH   SOLE 0 0 0 99,551
PENTAIR PLC SHS G7S00T104   292,120 4,000 SH   SOLE 0 0 0 4,000
PEPSICO INC COM 713448108   2,019,031 11,623 SH   SOLE 0 0 0 11,623
PETROLEO BRASILEIRO SA PETRO SPONSORED ADR 71654V408   219,600 20,000 SH   SOLE 0 0 0 20,000
PFIZER INC COM 717081103   14,902,403 252,369 SH   SOLE 0 0 0 252,369
PHILIP MORRIS INTL INC COM 718172109   19,697,378 207,341 SH   SOLE 0 0 0 207,341
PIMCO ETF TR ENHAN SHRT MA AC 72201R833   1,974,326 19,440 SH   SOLE 0 0 0 19,440
PROCTER AND GAMBLE CO COM 742718109   19,688,148 120,358 SH   SOLE 0 0 0 120,358
PROLOGIS INC. COM 74340W103   804,592 4,779 SH   SOLE 0 0 0 4,779
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797   2,520,639 31,184 SH   SOLE 0 0 0 31,184
SELECT SECTOR SPDR TR RL EST SEL SEC 81369Y860   284,437 5,490 SH   SOLE 0 0 0 5,490
SELECT SECTOR SPDR TR ENERGY 81369Y506   8,445,686 152,175 SH   SOLE 0 0 0 152,175
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   2,793,286 71,531 SH   SOLE 0 0 0 71,531
SELECT SECTOR SPDR TR SBI CONS STPLS 81369Y308   853,531 11,069 SH   SOLE 0 0 0 11,069
SIMON PPTY GROUP INC NEW COM 828806109   8,911,609 55,778 SH   SOLE 0 0 0 55,778
SOUTHERN CO COM 842587107   2,504,270 36,516 SH   SOLE 0 0 0 36,516
SPDR S&P 500 ETF TR TR UNIT 78462F103   9,667,811 20,355 SH   SOLE 0 0 0 20,355
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107   16,370,703 31,623 SH   SOLE 0 0 0 31,623
SPDR SER TR BLOOMBERG 1-3 MO 78468R663   5,230,436 57,207 SH   SOLE 0 0 0 57,207
STARBUCKS CORP COM 855244109   221,307 1,892 SH   SOLE 0 0 0 1,892
TARGET CORP COM 87612E106   431,867 1,866 SH   SOLE 0 0 0 1,866
TOTALENERGIES SE SPONSORED ADS 89151E109   803,478 16,245 SH   SOLE 0 0 0 16,245
UNILEVER PLC SPON ADR NEW 904767704   2,552,798 47,459 SH   SOLE 0 0 0 47,459
UNION PAC CORP COM 907818108   301,390 1,196 SH   SOLE 0 0 0 1,196
UNITEDHEALTH GROUP INC COM 91324P102   276,177 550 SH   SOLE 0 0 0 550
VANGUARD BD INDEX FDS SHORT TRM BOND 921937827   2,257,178 27,925 SH   SOLE 0 0 0 27,925
VANGUARD INDEX FDS S&P 500 ETF SHS 922908363   3,674,173 8,416 SH   SOLE 0 0 0 8,416
VANGUARD INDEX FDS MID CAP ETF 922908629   379,607 1,490 SH   SOLE 0 0 0 1,490
VANGUARD INTL EQUITY INDEX F ALLWRLD EX US 922042775   2,326,128 37,959 SH   SOLE 0 0 0 37,959
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858   257,192 5,200 SH   SOLE 0 0 0 5,200
VANGUARD SCOTTSDALE FDS SHORT TERM TREAS 92206C102   1,176,635 19,343 SH   SOLE 0 0 0 19,343
VANGUARD SPECIALIZED FUNDS DIV APP ETF 921908844   234,782 1,367 SH   SOLE 0 0 0 1,367
VANGUARD TAX-MANAGED INTL FD FTSE DEV MKT ETF 921943858   1,257,506 24,628 SH   SOLE 0 0 0 24,628
VANGUARD WORLD FDS COMM SRVC ETF 92204A884   1,200,519 8,856 SH   SOLE 0 0 0 8,856
VANGUARD WORLD FDS HEALTH CAR ETF 92204A504   1,073,939 4,031 SH   SOLE 0 0 0 4,031
VERIZON COMMUNICATIONS INC COM 92343V104   10,341,098 199,020 SH   SOLE 0 0 0 199,020
VIACOMCBS INC CL B 92556H206   701,272 23,236 SH   SOLE 0 0 0 23,236
VISA INC COM CL A 92826C839   5,638,483 26,019 SH   SOLE 0 0 0 26,019
VISTA OUTDOOR INC COM 928377100   868,420 18,850 SH   SOLE 0 0 0 18,850
VORNADO RLTY TR SH BEN INT 929042109   5,418,325 129,439 SH   SOLE 0 0 0 129,439
WALMART INC COM 931142103   1,953,969 13,505 SH   SOLE 0 0 0 13,505
ZIMMER BIOMET HOLDINGS INC COM 98956P102   10,941,225 86,124 SH   SOLE 0 0 0 86,124
ZOETIS INC CL A 98978V103   8,639,150 35,402 SH   SOLE 0 0 0 35,402