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 FIGI (to the nearest dollar) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
ADOBE SYSTEMS INCORPORATED COM 00724F101 BBG001S5NCQ5 632,676 1,880 SH   SOLE   0 0 1,880
ALPHABET INC CAP STK CL A 02079K305 BBG009S39JY5 3,064,492 34,733 SH   SOLE   435 0 34,298
AMAZON COM INC COM 023135106 BBG001S5PQL7 2,999,640 35,710 SH   SOLE   445 0 35,265
ANALOG DEVICES INC COM 032654105 BBG001S5ND38 4,628,927 28,220 SH   SOLE   225 0 27,995
APPLE INC COM 037833100 BBG001S5N8V8 6,922,281 53,277 SH   SOLE   297 0 52,980
AT&T INC COM 00206R102 BBG001S5VWH2 2,646,732 143,766 SH   SOLE   1,320 0 142,446
BANK AMERICA CORP COM 060505104 BBG001S5P0Y0 313,646 9,470 SH   SOLE   0 0 9,470
BANK NEW YORK MELLON CORP COM 064058100 BBG001S5P6Q6 2,979,284 65,450 SH   SOLE   525 0 64,925
BCE INC COM NEW 05534B760 BBG001S5P2C0 964,043 21,935 SH   SOLE   0 0 21,935
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 BBG001S90346 1,251,663 4,052 SH   SOLE   0 0 4,052
BEST BUY INC COM 086516101 BBG001S5P285 3,129,955 39,022 SH   SOLE   615 0 38,407
BOSTON SCIENTIFIC CORP COM 101137107 BBG001S63L94 1,659,242 35,860 SH   SOLE   0 0 35,860
BRISTOL-MYERS SQUIBB CO COM 110122108 BBG001S8N8J6 4,520,762 62,832 SH   SOLE   710 0 62,122
BROADCOM INC COM 11135F101 BBG00KHY5SY8 5,650,009 10,105 SH   SOLE   75 0 10,030
CAPITAL ONE FINL CORP COM 14040H105 BBG001S65PV8 1,222,424 13,150 SH   SOLE   350 0 12,800
CISCO SYS INC COM 17275R102 BBG001S6HC62 4,531,850 95,127 SH   SOLE   1,163 0 93,964
COMCAST CORP NEW CL A 20030N101 BBG001S5PXL2 3,357,644 96,015 SH   SOLE   1,319 0 94,696
CONAGRA BRANDS INC COM 205887102 BBG001S5PGY5 2,217,394 57,297 SH   SOLE   615 0 56,682
CONSTELLATION BRANDS INC CL A 21036P108 BBG001SD31G5 1,228,507 5,301 SH   SOLE   0 0 5,301
CORNING INC COM 219350105 BBG001S5RLH1 3,594,496 112,539 SH   SOLE   995 0 111,544
CVS HEALTH CORP COM 126650100 BBG001S5QBD8 2,199,377 23,601 SH   SOLE   331 0 23,270
DISNEY WALT CO COM 254687106 BBG001S5QHF3 863,674 9,941 SH   SOLE   0 0 9,941
EATON VANCE TAX MNGED BUY WR COM 27828X100 BBG001SDC8B5 151,225 11,500 SH   SOLE   0 0 11,500
ELECTRONIC ARTS INC COM 285512109 BBG001S5T5C9 2,864,510 23,445 SH   SOLE   311 0 23,134
ENBRIDGE INC COM 29250N105 BBG001S6Q6D7 1,016,913 26,008 SH   SOLE   0 0 26,008
EXPEDIA GROUP INC COM NEW 30212P303 BBG001SP8VM0 1,229,904 14,040 SH   SOLE   0 0 14,040
EXXON MOBIL CORP COM 30231G102 BBG001S69V32 973,839 8,829 SH   SOLE   0 0 8,829
GENERAL DYNAMICS CORP COM 369550108 BBG001S5RHP1 2,167,985 8,738 SH   SOLE   128 0 8,610
GENERATION INCOME PPTYS INC *W EXP 09/03/202 37149D113   21,500 50,000 SH   SOLE   0 0 50,000
GENERATION INCOME PPTYS INC COM NEW 37149D204 BBG00N761T03 242,000 50,000 SH   SOLE   0 0 50,000
GOLDMAN SACHS GROUP INC COM 38141G104 BBG001SC07Z6 4,057,378 11,816 SH   SOLE   150 0 11,666
HASBRO INC COM 418056107 BBG001S5RSQ6 2,753,625 45,134 SH   SOLE   415 0 44,719
HERSHEY CO COM 427866108 BBG001S5S148 555,768 2,400 SH   SOLE   0 0 2,400
HEWLETT PACKARD ENTERPRISE C COM 42824C109 BBG0078W3NP4 255,216 15,991 SH   SOLE   850 0 15,141
HOME DEPOT INC COM 437076102 BBG001S5RTW7 3,858,546 12,216 SH   SOLE   75 0 12,141
INTEL CORP COM 458140100 BBG001S5SF65 2,588,607 97,942 SH   SOLE   1,783 0 96,159
ISHARES TR CORE HIGH DV ETF 46429B663 BBG001V0XLT8 445,834 4,277 SH   SOLE   0 0 4,277
ISHARES TR CORE S&P500 ETF 464287200 BBG001SFB7R6 1,023,535 2,664 SH   SOLE   0 0 2,664
ISHARES TR GLOBAL MATER ETF 464288695 BBG001SNVXP2 1,817,597 23,107 SH   SOLE   161 0 22,946
ISHARES TR RUS 2000 VAL ETF 464287630 BBG001S56277 451,371 3,255 SH   SOLE   0 0 3,255
ISHARES TR RUSSELL 2000 ETF 464287655 BBG001SFC7Y7 270,955 1,554 SH   SOLE   0 0 1,554
ISHARES TR S&P 500 VAL ETF 464287408 BBG001S561K4 232,257 1,601 SH   SOLE   0 0 1,601
JOHNSON CTLS INTL PLC SHS G51502105 BBG001S5WZ84 3,438,208 53,722 SH   SOLE   350 0 53,372
KRAFT HEINZ CO COM 500754106 BBG005CPNTR1 2,268,565 55,725 SH   SOLE   350 0 55,375
LABORATORY CORP AMER HLDGS COM NEW 50540R409 BBG001S7RX54 1,931,171 8,201 SH   SOLE   95 0 8,106
LULULEMON ATHLETICA INC COM 550021109 BBG001STBM75 828,182 2,585 SH   SOLE   0 0 2,585
MCDONALDS CORP COM 580135101 BBG001S5T110 4,214,899 15,994 SH   SOLE   150 0 15,844
MEDTRONIC PLC SHS G5960L103 BBG001S5T2S9 2,350,175 30,239 SH   SOLE   255 0 29,984
MICROCHIP TECHNOLOGY INC. COM 595017104 BBG001S787B5 2,390,256 34,025 SH   SOLE   0 0 34,025
MICROSOFT CORP COM 594918104 BBG001S5TD05 5,435,520 22,665 SH   SOLE   190 0 22,475
NATIONAL FUEL GAS CO COM 636180101 BBG001S5TLR8 1,571,169 24,821 SH   SOLE   472 0 24,349
NEXTERA ENERGY INC COM 65339F101 BBG001S5RB29 284,240 3,400 SH   SOLE   0 0 3,400
NUVEEN AMT FREE MUN CR INC F COM 67071L106 BBG001SHZCF8 294,322 24,244 SH   SOLE   0 0 24,244
NUVEEN AMT FREE QLTY MUN INC COM 670657105 BBG001SKQWJ3 215,621 18,964 SH   SOLE   0 0 18,964
NUVEEN QUALITY MUNCP INCOME COM 67066V101 BBG001SCTFM1 190,712 16,162 SH   SOLE   0 0 16,162
PFIZER INC COM 717081103 BBG001S5V466 4,442,047 86,691 SH   SOLE   1,176 0 85,515
PROCTER AND GAMBLE CO COM 742718109 BBG001S5V4L9 305,090 2,013 SH   SOLE   0 0 2,013
RAYTHEON TECHNOLOGIES CORP COM 75513E101 BBG001S5X5Q9 3,139,520 31,109 SH   SOLE   407 0 30,702
SALESFORCE INC COM 79466L302 BBG001SDLP09 2,362,091 17,815 SH   SOLE   301 0 17,514
SELECT SECTOR SPDR TR RL EST SEL SEC 81369Y860 BBG00B597137 2,964,556 80,275 SH   SOLE   900 0 79,375
SELECT SECTOR SPDR TR SBI MATERIALS 81369Y100 BBG001S7R733 1,911,472 24,607 SH   SOLE   390 0 24,217
SERVICENOW INC COM 81762P102 BBG001T4JFC0 765,280 1,971 SH   SOLE   0 0 1,971
SHERWIN WILLIAMS CO COM 824348106 BBG001S5W2F9 711,990 3,000 SH   SOLE   0 0 3,000
SOUTHERN CO COM 842587107 BBG001S5W777 3,646,480 51,064 SH   SOLE   409 0 50,655
SOUTHSTATE CORPORATION COM 840441109 BBG001S9J7Z3 224,117 2,935 SH   SOLE   0 0 2,935
TELUS CORPORATION COM 87971M103 BBG001S60K53 4,104,630 212,565 SH   SOLE   2,597 0 209,968
TOTALENERGIES SE SPONSORED ADS 89151E109 BBG001S6WYD9 5,145,252 82,881 SH   SOLE   1,087 0 81,794
TRUIST FINL CORP COM 89832Q109 BBG001S5YYC0 1,747,792 40,618 SH   SOLE   562 0 40,056
US BANCORP DEL COM NEW 902973304 BBG001S6T8C1 3,353,129 76,889 SH   SOLE   960 0 75,929
VALLEY NATL BANCORP COM 919794107 BBG001S7H654 180,722 15,979 SH   SOLE   0 0 15,979
VERIZON COMMUNICATIONS INC COM 92343V104 BBG001S67QY1 2,864,104 72,693 SH   SOLE   650 0 72,043
WALMART INC COM 931142103 BBG001S5XH92 4,965,060 35,017 SH   SOLE   275 0 34,742
WASTE MGMT INC DEL COM 94106L109 BBG001S5XH47 5,690,037 36,270 SH   SOLE   441 0 35,829