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 1,280 10,681 SH   SOLE   511 0 10,170
ADOBE SYSTEMS INCORPORATED COM 00724F101 1,021 2,147 SH   SOLE   140 0 2,007
ALLSTATE CORP COM 020002101 1,835 15,974 SH   SOLE   782 0 15,192
ALPHABET INC CAP STK CL C 02079K107 1,291 624 SH   SOLE   90 0 534
ALPHABET INC CAP STK CL A 02079K305 1,879 911 SH   SOLE   38 0 873
ALTRIA GROUP INC COM 02209S103 697 13,633 SH   SOLE   963 0 12,670
AMAZON COM INC COM 023135106 832 269 SH   SOLE   48 0 221
AMERICAN EXPRESS CO COM 025816109 731 5,171 SH   SOLE   274 0 4,897
AMERICAN TOWER CORP NEW COM 03027X100 526 2,201 SH   SOLE   25 0 2,176
AMERIPRISE FINL INC COM 03076C106 1,351 5,814 SH   SOLE   211 0 5,603
APPLE INC COM 037833100 9,250 75,724 SH   SOLE   3,231 0 72,493
APPLIED MATLS INC COM 038222105 346 2,593 SH   SOLE   0 0 2,593
ASHLAND GLOBAL HLDGS INC COM 044186104 1,037 11,680 SH   SOLE   727 0 10,953
AT&T INC COM 00206R102 1,003 33,121 SH   SOLE   1,827 0 31,294
AUTONATION INC COM 05329W102 1,396 14,973 SH   SOLE   736 0 14,237
AUTOZONE INC COM 053332102 1,119 797 SH   SOLE   49 0 748
AVALONBAY CMNTYS INC COM 053484101 278 1,508 SH   SOLE   0 0 1,508
BANK NEW YORK MELLON CORP COM 064058100 725 15,332 SH   SOLE   1,051 0 14,281
BCE INC COM NEW 05534B760 819 18,154 SH   SOLE   1,183 0 16,971
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 520 2,035 SH   SOLE   303 0 1,732
BK OF AMERICA CORP COM 060505104 765 19,763 SH   SOLE   0 0 19,763
BLACKROCK INC COM 09247X101 1,221 1,619 SH   SOLE   175 0 1,444
BOEING CO COM 097023105 296 1,161 SH   SOLE   200 0 961
BRISTOL-MYERS SQUIBB CO COM 110122108 1,517 24,031 SH   SOLE   1,356 0 22,675
BROADCOM INC COM 11135F101 1,387 2,991 SH   SOLE   184 0 2,807
CAMDEN PPTY TR SH BEN INT 133131102 282 2,564 SH   SOLE   0 0 2,564
CAPITAL ONE FINL CORP COM 14040H105 1,037 8,147 SH   SOLE   422 0 7,725
CHEVRON CORP NEW COM 166764100 560 5,341 SH   SOLE   0 0 5,341
CISCO SYS INC COM 17275R102 1,519 29,376 SH   SOLE   1,343 0 28,033
COLGATE PALMOLIVE CO COM 194162103 499 6,336 SH   SOLE   0 0 6,336
COMMUNITY BK SYS INC COM 203607106 537 7,000 SH   SOLE   0 0 7,000
CONOCOPHILLIPS COM 20825C104 992 18,731 SH   SOLE   945 0 17,786
CORELOGIC INC COM 21871D103 1,069 13,490 SH   SOLE   0 0 13,490
CORNING INC COM 219350105 243 5,575 SH   SOLE   0 0 5,575
COSTAR GROUP INC COM 22160N109 1,410 1,715 SH   SOLE   92 0 1,623
COSTCO WHSL CORP NEW COM 22160K105 2,650 7,519 SH   SOLE   231 0 7,288
CVS HEALTH CORP COM 126650100 307 4,081 SH   SOLE   0 0 4,081
DBX ETF TR XTRACK MSCI EAFE 233051200 207 5,700 SH   SOLE   0 0 5,700
DEERE & CO COM 244199105 1,433 3,830 SH   SOLE   211 0 3,619
DIGITAL RLTY TR INC COM 253868103 980 6,958 SH   SOLE   669 0 6,289
DISNEY WALT CO COM 254687106 2,120 11,491 SH   SOLE   1,142 0 10,349
DTE ENERGY CO COM 233331107 1,013 7,605 SH   SOLE   487 0 7,118
ECOLAB INC COM 278865100 214 1,000 SH   SOLE   400 0 600
EDWARDS LIFESCIENCES CORP COM 28176E108 863 10,321 SH   SOLE   0 0 10,321
ELECTRONIC ARTS INC COM 285512109 1,160 8,568 SH   SOLE   861 0 7,707
EQUITY LIFESTYLE PPTYS INC COM 29472R108 239 3,762 SH   SOLE   0 0 3,762
EXXON MOBIL CORP COM 30231G102 1,511 27,057 SH   SOLE   0 0 27,057
FACEBOOK INC CL A 30303M102 1,316 4,469 SH   SOLE   615 0 3,854
FEDEX CORP COM 31428X106 1,183 4,165 SH   SOLE   200 0 3,965
FIRST AMERN FINL CORP COM 31847R102 731 12,905 SH   SOLE   0 0 12,905
GENERAL DYNAMICS CORP COM 369550108 673 3,705 SH   SOLE   107 0 3,598
GENERAL ELECTRIC CO COM 369604103 140 10,625 SH   SOLE   0 0 10,625
GENUINE PARTS CO COM 372460105 1,195 10,342 SH   SOLE   595 0 9,747
GILEAD SCIENCES INC COM 375558103 210 3,249 SH   SOLE   0 0 3,249
GOLDMAN SACHS GROUP INC COM 38141G104 820 2,509 SH   SOLE   0 0 2,509
HOME DEPOT INC COM 437076102 2,861 9,372 SH   SOLE   900 0 8,472
HONEYWELL INTL INC COM 438516106 3,429 15,799 SH   SOLE   0 0 15,799
HORMEL FOODS CORP COM 440452100 782 16,375 SH   SOLE   904 0 15,471
HP INC COM 40434L105 1,417 44,627 SH   SOLE   3,141 0 41,486
ILLINOIS TOOL WKS INC COM 452308109 1,316 5,943 SH   SOLE   248 0 5,695
INTEL CORP COM 458140100 596 9,307 SH   SOLE   0 0 9,307
INTERNATIONAL BUSINESS MACHS COM 459200101 299 2,246 SH   SOLE   0 0 2,246
INTUITIVE SURGICAL INC COM NEW 46120E602 1,014 1,372 SH   SOLE   84 0 1,288
INVESCO EXCH TRD SLF IDX FD BULSHS 2024 CB 46138J841 668 30,149 SH   SOLE   2,747 0 27,402
INVESCO EXCH TRD SLF IDX FD BULSHS 2023 CB 46138J866 988 45,367 SH   SOLE   3,241 0 42,126
INVESCO EXCH TRD SLF IDX FD BULSHS 2022 CB 46138J882 788 36,423 SH   SOLE   2,670 0 33,753
ISHARES TR TRANS AVG ETF 464287192 225 875 SH   SOLE   0 0 875
ISHARES TR MSCI EMG MKT ETF 464287234 215 4,025 SH   SOLE   0 0 4,025
ISHARES TR MSCI EAFE ETF 464287465 492 6,490 SH   SOLE   0 0 6,490
ISHARES TR RUSSELL 2000 ETF 464287655 250 1,131 SH   SOLE   0 0 1,131
ISHARES TR CORE S&P SCP ETF 464287804 434 4,000 SH   SOLE   4,000 0 0
ISHARES TR EAFE GRWTH ETF 464288885 402 4,000 SH   SOLE   4,000 0 0
JOHNSON & JOHNSON COM 478160104 2,854 17,364 SH   SOLE   779 0 16,585
JPMORGAN CHASE & CO COM 46625H100 3,188 20,943 SH   SOLE   1,260 0 19,683
KIMBERLY-CLARK CORP COM 494368103 549 3,947 SH   SOLE   0 0 3,947
KINDER MORGAN INC DEL COM 49456B101 603 36,219 SH   SOLE   2,390 0 33,829
KLA CORP COM NEW 482480100 1,838 5,563 SH   SOLE   331 0 5,232
LOCKHEED MARTIN CORP COM 539830109 1,032 2,793 SH   SOLE   193 0 2,600
LOWES COS INC COM 548661107 1,881 9,891 SH   SOLE   373 0 9,518
MARATHON PETE CORP COM 56585A102 438 8,182 SH   SOLE   0 0 8,182
MCDONALDS CORP COM 580135101 1,211 5,404 SH   SOLE   299 0 5,105
MCKESSON CORP COM 58155Q103 377 1,934 SH   SOLE   0 0 1,934
MERCADOLIBRE INC COM 58733R102 442 300 SH   SOLE   0 0 300
MERCK & CO. INC COM 58933Y105 1,583 20,532 SH   SOLE   1,068 0 19,464
MICROSOFT CORP COM 594918104 5,430 23,032 SH   SOLE   1,251 0 21,781
MORGAN STANLEY COM NEW 617446448 223 2,871 SH   SOLE   0 0 2,871
NIKE INC CL B 654106103 1,585 11,926 SH   SOLE   0 0 11,926
NUVEEN CALIFORNIA AMT QLT MU COM 670651108 3,389 219,351 SH   SOLE   18,134 0 201,217
NVIDIA CORPORATION COM 67066G104 243 455 SH   SOLE   315 0 140
ORACLE CORP COM 68389X105 565 8,057 SH   SOLE   0 0 8,057
PARKER-HANNIFIN CORP COM 701094104 251 796 SH   SOLE   0 0 796
PAYCHEX INC COM 704326107 940 9,585 SH   SOLE   489 0 9,096
PAYPAL HLDGS INC COM 70450Y103 408 1,681 SH   SOLE   0 0 1,681
PEPSICO INC COM 713448108 1,893 13,382 SH   SOLE   558 0 12,824
PFIZER INC COM 717081103 538 14,838 SH   SOLE   0 0 14,838
PHILLIPS 66 COM 718546104 242 2,967 SH   SOLE   0 0 2,967
PIMCO ETF TR INTER MUN BD ACT 72201R866 586 10,427 SH   SOLE   0 0 10,427
PIMCO ETF TR SHTRM MUN BD ACT 72201R874 586 11,419 SH   SOLE   0 0 11,419
PIMCO ETF TR ENHNCD LW DUR AC 72201R718 214 2,100 SH   SOLE   0 0 2,100
PIMCO ETF TR ACTIVE BD ETF 72201R775 814 7,439 SH   SOLE   465 0 6,974
PIMCO ETF TR ENHAN SHRT MA AC 72201R833 927 9,093 SH   SOLE   0 0 9,093
PPG INDS INC COM 693506107 937 6,238 SH   SOLE   114 0 6,124
PRICE T ROWE GROUP INC COM 74144T108 283 1,647 SH   SOLE   0 0 1,647
PROCTER AND GAMBLE CO COM 742718109 2,464 18,192 SH   SOLE   640 0 17,552
PUBLIC SVC ENTERPRISE GRP IN COM 744573106 912 15,155 SH   SOLE   747 0 14,408
PVH CORPORATION COM 693656100 790 7,476 SH   SOLE   309 0 7,167
QUALCOMM INC COM 747525103 3,265 24,623 SH   SOLE   1,055 0 23,568
RAYTHEON TECHNOLOGIES CORP COM 75513E101 218 2,826 SH   SOLE   0 0 2,826
REPUBLIC SVCS INC COM 760759100 1,056 10,629 SH   SOLE   482 0 10,147
ROYAL BK CDA COM 780087102 897 9,728 SH   SOLE   522 0 9,206
SABRA HEALTH CARE REIT INC COM 78573L106 5,756 331,583 SH   SOLE   0 0 331,583
SCHWAB CHARLES CORP COM 808513105 1,442 22,124 SH   SOLE   936 0 21,188
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201 7,746 80,658 SH   SOLE   3,060 0 77,598
SCHWAB STRATEGIC TR US MID-CAP ETF 808524508 2,472 33,218 SH   SOLE   768 0 32,450
SCHWAB STRATEGIC TR US SML CAP ETF 808524607 2,726 27,351 SH   SOLE   905 0 26,446
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797 1,414 19,390 SH   SOLE   390 0 19,000
SCHWAB STRATEGIC TR INTL EQTY ETF 808524805 3,364 89,411 SH   SOLE   3,191 0 86,220
SCHWAB STRATEGIC TR INTL SCEQT ETF 808524888 842 21,352 SH   SOLE   864 0 20,488
SEAGATE TECHNOLOGY PLC SHS G7945M107 1,410 18,374 SH   SOLE   1,093 0 17,281
SKYWORKS SOLUTIONS INC COM 83088M102 437 2,384 SH   SOLE   0 0 2,384
SPDR S&P 500 ETF TR TR UNIT 78462F103 809 2,041 SH   SOLE   0 0 2,041
SPDR S&P MIDCAP 400 ETF TR UTSER1 S&PDCRP 78467Y107 709 1,490 SH   SOLE   1,490 0 0
SPDR SER TR NUVEEN BLMBRG SR 78468R739 5,433 109,627 SH   SOLE   3,604 0 106,023
SPDR SER TR NUVEEN BRC MUNIC 78468R721 232 4,500 SH   SOLE   0 0 4,500
STARBUCKS CORP COM 855244109 1,314 12,025 SH   SOLE   620 0 11,405
SUN CMNTYS INC COM 866674104 231 1,539 SH   SOLE   0 0 1,539
TAIWAN SEMICONDUCTOR MFG LTD SPONSORED ADS 874039100 209 1,764 SH   SOLE   0 0 1,764
TESLA INC COM 88160R101 793 1,187 SH   SOLE   0 0 1,187
THERMO FISHER SCIENTIFIC INC COM 883556102 410 898 SH   SOLE   0 0 898
TRUIST FINL CORP COM 89832Q109 891 15,277 SH   SOLE   891 0 14,386
UNILEVER PLC SPON ADR NEW 904767704 825 14,771 SH   SOLE   886 0 13,885
UNITED AIRLS HLDGS INC COM 910047109 299 5,196 SH   SOLE   0 0 5,196
UNITED PARCEL SERVICE INC CL B 911312106 394 2,315 SH   SOLE   610 0 1,705
UNITEDHEALTH GROUP INC COM 91324P102 1,227 3,298 SH   SOLE   190 0 3,108
VISA INC COM CL A 92826C839 1,165 5,500 SH   SOLE   729 0 4,771
WALMART INC COM 931142103 246 1,809 SH   SOLE   0 0 1,809
WELLS FARGO CO NEW COM 949746101 431 11,038 SH   SOLE   0 0 11,038