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 LABS COM 002824100 1,016 11,117 SH   SOLE   570 0 10,547
ALLSTATE CORP COM 020002101 1,527 15,749 SH   SOLE   782 0 14,967
ALTRIA GROUP INC COM 02209S103 509 12,980 SH   SOLE   968 0 12,012
APPLE INC COM 037833100 7,344 20,130 SH   SOLE   865 0 19,265
ASHLAND GLOBAL HLDGS INC COM 044186104 777 11,250 SH   SOLE   747 0 10,503
AT&T INC COM 00206R102 954 31,544 SH   SOLE   1,827 0 29,717
AUTONATION INC COM 05329W102 590 15,697 SH   SOLE   884 0 14,813
BANK NEW YORK MELLON CORP COM 064058100 542 14,032 SH   SOLE   1,058 0 12,974
BCE INC COM NEW 05534B760 717 17,163 SH   SOLE   1,272 0 15,891
BK OF AMERICA CORP COM 060505104 285 12,019 SH   SOLE   0 0 12,019
CARDINAL HEALTH INC COM 14149Y108 849 16,277 SH   SOLE   1,217 0 15,060
CONOCOPHILLIPS COM 20825C104 837 19,920 SH   SOLE   1,028 0 18,892
CORELOGIC INC COM 21871D103 907 13,490 SH   SOLE   0 0 13,490
DISNEY WALT CO COM DISNEY 254687106 1,313 11,773 SH   SOLE   1,153 0 10,620
DOMINION ENERGY INC COM 25746U109 944 11,628 SH   SOLE   517 0 11,111
EDWARDS LIFESCIENCES CORP COM 28176E108 727 10,521 SH   SOLE   0 0 10,521
EXXON MOBIL CORP COM 30231G102 1,238 27,674 SH   SOLE   0 0 27,674
FIRST AMERN FINL CORP COM 31847R102 620 12,905 SH   SOLE   0 0 12,905
GENUINE PARTS CO COM 372460105 875 10,062 SH   SOLE   595 0 9,467
HONEYWELL INTL INC COM 438516106 2,284 15,799 SH   SOLE   0 0 15,799
HORMEL FOODS CORP COM 440452100 803 16,629 SH   SOLE   1,070 0 15,559
HP INC COM 40434L105 769 44,128 SH   SOLE   3,141 0 40,987
INVESCO EXCH TRD SLF IDX FD BULSHS 2021 CB 46138J700 1,563 73,139 SH   SOLE   4,306 0 68,833
INVESCO EXCH TRD SLF IDX FD BULSHS 2023 CB 46138J866 1,530 70,300 SH   SOLE   3,337 0 66,963
INVESCO EXCH TRD SLF IDX FD BULSHS 2022 CB 46138J882 1,778 81,483 SH   SOLE   4,739 0 76,744
JOHNSON & JOHNSON COM 478160104 2,400 17,068 SH   SOLE   787 0 16,281
JPMORGAN CHASE & CO COM 46625H100 1,972 20,961 SH   SOLE   1,260 0 19,701
KINDER MORGAN INC DEL COM 49456B101 533 35,121 SH   SOLE   2,427 0 32,694
LOWES COS INC COM 548661107 1,374 10,167 SH   SOLE   373 0 9,794
MERCK & CO. INC COM 58933Y105 1,604 20,744 SH   SOLE   1,086 0 19,658
MICROSOFT CORP COM 594918104 4,666 22,928 SH   SOLE   1,349 0 21,579
NIKE INC CL B 654106103 1,169 11,926 SH   SOLE   0 0 11,926
NUVEEN CALIFORNIA AMT QLT MU COM 670651108 2,677 179,289 SH   SOLE   14,774 0 164,515
PEPSICO INC COM 713448108 1,755 13,268 SH   SOLE   574 0 12,694
PFIZER INC COM 717081103 543 16,592 SH   SOLE   0 0 16,592
PIMCO ETF TR ACTIVE BD ETF 72201R775 1,244 11,150 SH   SOLE   535 0 10,615
PROCTER AND GAMBLE CO COM 742718109 2,209 18,471 SH   SOLE   678 0 17,793
PUBLIC SVC ENTERPRISE GRP IN COM 744573106 706 14,358 SH   SOLE   747 0 13,611
QUALCOMM INC COM 747525103 2,318 25,411 SH   SOLE   1,091 0 24,320
REPUBLIC SVCS INC COM 760759100 866 10,557 SH   SOLE   527 0 10,030
SABRA HEALTH CARE REIT INC COM 78573L106 3,467 240,297 SH   SOLE   0 0 240,297
SCHWAB CHARLES CORP COM 808513105 737 21,831 SH   SOLE   936 0 20,895
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201 5,801 78,282 SH   SOLE   4,918 0 73,364
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508 1,606 30,512 SH   SOLE   1,141 0 29,371
SCHWAB STRATEGIC TR US SML CAP ETF 808524607 1,516 23,198 SH   SOLE   1,345 0 21,853
SCHWAB STRATEGIC TR INTL EQTY ETF 808524805 2,147 72,167 SH   SOLE   4,820 0 67,347
SCHWAB STRATEGIC TR INTL SCEQT ETF 808524888 484 16,381 SH   SOLE   1,285 0 15,096
SEAGATE TECHNOLOGY PLC SHS G7945M107 839 17,338 SH   SOLE   1,093 0 16,245
SOUTHWEST AIRLS CO COM 844741108 525 15,364 SH   SOLE   855 0 14,509
SPDR SER TR NUVEEN BLMBRG SR 78468R739 4,441 89,045 SH   SOLE   1,704 0 87,341
STARBUCKS CORP COM 855244109 883 11,995 SH   SOLE   655 0 11,340
SYSCO CORP COM 871829107 574 10,505 SH   SOLE   575 0 9,930
TRUIST FINL CORP COM 89832Q109 542 14,427 SH   SOLE   910 0 13,517
UNITED PARCEL SERVICE INC CL B 911312106 1,722 15,491 SH   SOLE   610 0 14,881
V F CORP COM 918204108 645 10,585 SH   SOLE   635 0 9,950
WELLS FARGO CO NEW COM 949746101 339 13,261 SH   SOLE   0 0 13,261
ADOBE INC COM 00724F101 1,016 2,334 SH   SOLE   175 0 2,159
ALPHABET INC CAP STK CL C 02079K107 893 632 SH   SOLE   90 0 542
ALPHABET INC CAP STK CL A 02079K305 1,425 1,005 SH   SOLE   38 0 967
AMAZON COM INC COM 023135106 1,046 379 SH   SOLE   55 0 324
AMERICAN EXPRESS CO COM 025816109 560 5,887 SH   SOLE   274 0 5,613
AMERICAN TOWER CORP NEW COM 03027X100 436 1,685 SH   SOLE   25 0 1,660
AMERIPRISE FINL INC COM 03076C106 899 5,989 SH   SOLE   211 0 5,778
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 358 2,008 SH   SOLE   303 0 1,705
BLACKROCK INC COM 09247X101 905 1,664 SH   SOLE   183 0 1,481
BOEING CO COM 097023105 213 1,161 SH   SOLE   200 0 961
BRISTOL-MYERS SQUIBB CO COM 110122108 389 6,610 SH   SOLE   355 0 6,255
BROADCOM INC COM 11135F101 992 3,142 SH   SOLE   208 0 2,934
CAPITAL ONE FINL CORP COM 14040H105 488 7,790 SH   SOLE   422 0 7,368
CHEVRON CORP NEW COM 166764100 600 6,720 SH   SOLE   0 0 6,720
CISCO SYS INC COM 17275R102 205 4,393 SH   SOLE   0 0 4,393
COLGATE PALMOLIVE CO COM 194162103 464 6,336 SH   SOLE   0 0 6,336
COMMUNITY BK SYS INC COM 203607106 399 7,000 SH   SOLE   0 0 7,000
COSTAR GROUP INC COM 22160N109 1,274 1,793 SH   SOLE   99 0 1,694
COSTCO WHSL CORP NEW COM 22160K105 2,277 7,510 SH   SOLE   231 0 7,279
CVS HEALTH CORP COM 126650100 272 4,181 SH   SOLE   0 0 4,181
DEERE & CO COM 244199105 661 4,204 SH   SOLE   232 0 3,972
DIGITAL RLTY TR INC COM 253868103 965 6,791 SH   SOLE   696 0 6,095
ELECTRONIC ARTS INC COM 285512109 1,185 8,973 SH   SOLE   895 0 8,078
FACEBOOK INC CL A 30303M102 1,118 4,923 SH   SOLE   650 0 4,273
FEDEX CORP COM 31428X106 573 4,090 SH   SOLE   200 0 3,890
GENERAL DYNAMICS CORP COM 369550108 755 5,050 SH   SOLE   237 0 4,813
GILEAD SCIENCES INC COM 375558103 212 2,749 SH   SOLE   0 0 2,749
GOLDMAN SACHS GROUP INC COM 38141G104 496 2,509 SH   SOLE   0 0 2,509
HOME DEPOT INC COM 437076102 2,369 9,456 SH   SOLE   900 0 8,556
ILLINOIS TOOL WKS INC COM 452308109 1,027 5,874 SH   SOLE   262 0 5,612
INTEL CORP COM 458140100 283 4,738 SH   SOLE   0 0 4,738
INTERNATIONAL BUSINESS MACHS COM 459200101 362 2,995 SH   SOLE   0 0 2,995
INTUITIVE SURGICAL INC COM NEW 46120E602 780 1,369 SH   SOLE   73 0 1,296
ISHARES TR MSCI EAFE ETF 464287465 395 6,490 SH   SOLE   0 0 6,490
ISHARES TR CORE S&P SCP ETF 464287804 273 4,000 SH   SOLE   4,000 0 0
ISHARES TR EAFE GRWTH ETF 464288885 332 4,000 SH   SOLE   4,000 0 0
KIMBERLY CLARK CORP COM 494368103 574 4,059 SH   SOLE   138 0 3,921
KLA CORP COM NEW 482480100 1,155 5,940 SH   SOLE   350 0 5,590
LOCKHEED MARTIN CORP COM 539830109 985 2,699 SH   SOLE   196 0 2,503
MARATHON PETE CORP COM 56585A102 311 8,328 SH   SOLE   0 0 8,328
MCKESSON CORP COM 58155Q103 309 2,014 SH   SOLE   0 0 2,014
MERCADOLIBRE INC COM 58733R102 296 300 SH   SOLE   0 0 300
MFS CHARTER INCOME TR SH BEN INT 552727109 119 15,000 SH   SOLE   0 0 15,000
MOTOROLA SOLUTIONS INC COM NEW 620076307 652 4,653 SH   SOLE   246 0 4,407
ORACLE CORP COM 68389X105 376 6,798 SH   SOLE   0 0 6,798
PAYCHEX INC COM 704326107 749 9,894 SH   SOLE   541 0 9,353
PAYPAL HLDGS INC COM 70450Y103 284 1,631 SH   SOLE   0 0 1,631
PHILLIPS 66 COM 718546104 206 2,867 SH   SOLE   0 0 2,867
PIMCO ETF TR INTER MUN BD ACT 72201R866 275 4,951 SH   SOLE   0 0 4,951
PIMCO ETF TR SHTRM MUN BD ACT 72201R874 210 4,104 SH   SOLE   0 0 4,104
PPG INDS INC COM 693506107 652 6,148 SH   SOLE   114 0 6,034
PRICE T ROWE GROUP INC COM 74144T108 203 1,647 SH   SOLE   0 0 1,647
PVH CORPORATION COM 693656100 335 6,966 SH   SOLE   309 0 6,657
RAYTHEON TECHNOLOGIES CORP COM 75513E101 257 4,172 SH   SOLE   300 0 3,872
ROYAL BK CDA COM 780087102 627 9,242 SH   SOLE   522 0 8,720
SPDR S&P 500 ETF TR TR UNIT 78462F103 503 1,631 SH   SOLE   0 0 1,631
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107 552 1,700 SH   SOLE   1,700 0 0
SPDR SER TR NUVEEN BRC MUNIC 78468R721 232 4,500 SH   SOLE   0 0 4,500
TESLA INC COM 88160R101 475 440 SH   SOLE   0 0 440
THERMO FISHER SCIENTIFIC INC COM 883556102 313 863 SH   SOLE   0 0 863
UNITED AIRLS HLDGS INC COM 910047109 202 5,835 SH   SOLE   0 0 5,835
UNITEDHEALTH GROUP INC COM 91324P102 962 3,262 SH   SOLE   190 0 3,072
VISA INC COM CL A 92826C839 1,070 5,540 SH   SOLE   729 0 4,811
WALMART INC COM 931142103 282 2,352 SH   SOLE   0 0 2,352
WENDYS CO COM 95058W100 201 9,243 SH   SOLE   9,243 0 0