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 1,788 12,706 SH   SOLE   0 0 12,706
ABBVIE INC COM 00287Y109 7,555 55,795 SH   SOLE   0 0 55,795
ADOBE SYSTEMS INCORPORATED COM 00724F101 1,228 2,166 SH   SOLE   0 0 2,166
AES CORP COM 00130H105 3,297 135,687 SH   SOLE   0 0 135,687
ALLSPRING INCOME OPPORTUNIT INC OPPTY FD 94987B105 247 27,000 SH   SOLE   0 0 27,000
ALPHABET INC CAP STK CL A 02079K305 1,919 662 SH   SOLE   0 0 662
AMAZON COM INC COM 023135106 1,528 458 SH   SOLE   0 0 458
AMERICAN TOWER CORP NEW COM 03027X100 1,030 3,520 SH   SOLE   0 0 3,520
APPLE INC COM 037833100 6,916 38,947 SH   SOLE   0 0 38,947
AUTODESK INC COM 052769106 825 2,935 SH   SOLE   0 0 2,935
BCE INC COM NEW 05534B760 2,687 51,639 SH   SOLE   0 0 51,639
BK OF AMERICA CORP COM 060505104 2,117 47,586 SH   SOLE   0 0 47,586
BRISTOL-MYERS SQUIBB CO COM 110122108 5,441 87,267 SH   SOLE   0 0 87,267
BROADCOM INC COM 11135F101 7,052 10,598 SH   SOLE   0 0 10,598
CHEVRON CORP NEW COM 166764100 3,087 26,310 SH   SOLE   0 0 26,310
CHUBB LIMITED COM H1467J104 1,507 7,794 SH   SOLE   0 0 7,794
CISCO SYS INC COM 17275R102 4,554 71,865 SH   SOLE   0 0 71,865
COGNIZANT TECHNOLOGY SOLUTIO CL A 192446102 1,671 18,832 SH   SOLE   0 0 18,832
COINBASE GLOBAL INC COM CL A 19260Q107 421 1,667 SH   SOLE   0 0 1,667
COMCAST CORP NEW CL A 20030N101 3,801 75,518 SH   SOLE   0 0 75,518
CVS HEALTH CORP COM 126650100 7,667 74,326 SH   SOLE   0 0 74,326
DIGITAL RLTY TR INC COM 253868103 2,698 15,254 SH   SOLE   0 0 15,254
DISCOVERY INC COM SER C 25470F302 785 34,277 SH   SOLE   0 0 34,277
DOMINION ENERGY INC COM 25746U109 3,090 39,328 SH   SOLE   0 0 39,328
EASTERN BANKSHARES INC COM 27627N105 222 11,000 SH   SOLE   0 0 11,000
EATON CORP PLC SHS G29183103 3,934 22,762 SH   SOLE   0 0 22,762
EQUINIX INC COM 29444U700 982 1,161 SH   SOLE   0 0 1,161
FISERV INC COM 337738108 965 9,302 SH   SOLE   0 0 9,302
FRANKLIN BSP RLTY TR INC COMMON STOCK 35243J101 224 14,961 SH   SOLE   0 0 14,961
HONEYWELL INTL INC COM 438516106 1,177 5,644 SH   SOLE   0 0 5,644
INVESCO EXCHANGE TRADED FD T S&P500 EQL HLT 46137V332 312 975 SH   SOLE   0 0 975
J P MORGAN EXCHANGE-TRADED F ULTRA SHT MUNCPL 46641Q654 8,140 159,416 SH   SOLE   0 0 159,416
JOHNSON & JOHNSON COM 478160104 5,944 34,745 SH   SOLE   0 0 34,745
JPMORGAN CHASE & CO COM 46625H100 6,126 38,685 SH   SOLE   0 0 38,685
KINDER MORGAN INC DEL COM 49456B101 2,127 134,088 SH   SOLE   0 0 134,088
KRAFT HEINZ CO COM 500754106 2,891 80,539 SH   SOLE   0 0 80,539
L3HARRIS TECHNOLOGIES INC COM 502431109 1,099 5,156 SH   SOLE   0 0 5,156
LOWES COS INC COM 548661107 5,327 20,610 SH   SOLE   0 0 20,610
LYONDELLBASELL INDUSTRIES N SHS - A - N53745100 2,880 31,228 SH   SOLE   0 0 31,228
MCDONALDS CORP COM 580135101 3,717 13,867 SH   SOLE   0 0 13,867
MEDTRONIC PLC SHS G5960L103 3,390 32,770 SH   SOLE   0 0 32,770
MERCK & CO INC COM 58933Y105 4,356 56,835 SH   SOLE   0 0 56,835
MICROSOFT CORP COM 594918104 3,291 9,786 SH   SOLE   0 0 9,786
MONDELEZ INTL INC CL A 609207105 357 5,380 SH   SOLE   0 0 5,380
NORFOLK SOUTHN CORP COM 655844108 476 1,600 SH   SOLE   0 0 1,600
PEPSICO INC COM 713448108 5,227 30,088 SH   SOLE   0 0 30,088
PHILLIPS 66 COM 718546104 2,795 38,575 SH   SOLE   0 0 38,575
PIMCO STRATEGIC INCOME FD COM 72200X104 210 31,000 SH   SOLE   0 0 31,000
PNC FINL SVCS GROUP INC COM 693475105 5,333 26,595 SH   SOLE   0 0 26,595
QUALCOMM INC COM 747525103 5,585 30,541 SH   SOLE   0 0 30,541
SALESFORCE COM INC COM 79466L302 1,080 4,250 SH   SOLE   0 0 4,250
SCHWAB STRATEGIC TR US BRD MKT ETF 808524102 1,286 11,383 SH   SOLE   0 0 11,383
SCHWAB STRATEGIC TR US LCAP GR ETF 808524300 8,654 52,850 SH   SOLE   0 0 52,850
SCHWAB STRATEGIC TR US DIVIDEND EQ 808524797 13,529 167,377 SH   SOLE   0 0 167,377
SHERWIN WILLIAMS CO COM 824348106 731 2,076 SH   SOLE   0 0 2,076
SMUCKER J M CO COM NEW 832696405 4,313 31,755 SH   SOLE   0 0 31,755
SOUTHERN CO COM 842587107 293 4,275 SH   SOLE   0 0 4,275
STRYKER CORPORATION COM 863667101 1,211 4,530 SH   SOLE   0 0 4,530
TARGET CORP COM 87612E106 3,279 14,168 SH   SOLE   0 0 14,168
TESLA INC COM 88160R101 207 196 SH   SOLE   0 0 196
THERMO FISHER SCIENTIFIC INC COM 883556102 2,081 3,119 SH   SOLE   0 0 3,119
TJX COS INC NEW COM 872540109 1,079 14,214 SH   SOLE   0 0 14,214
TRANE TECHNOLOGIES PLC SHS G8994E103 4,445 22,002 SH   SOLE   0 0 22,002
TRAVELERS COMPANIES INC COM 89417E109 4,185 26,756 SH   SOLE   0 0 26,756
TRUIST FINL CORP COM 89832Q109 2,439 41,661 SH   SOLE   0 0 41,661
UNION PAC CORP COM 907818108 4,115 16,334 SH   SOLE   0 0 16,334
UNITED PARCEL SERVICE INC CL B 911312106 3,221 15,028 SH   SOLE   0 0 15,028
US BANCORP DEL COM NEW 902973304 3,676 65,440 SH   SOLE   0 0 65,440
V F CORP COM 918204108 3,785 51,693 SH   SOLE   0 0 51,693
VANGUARD INDEX FDS GROWTH ETF 922908736 263 821 SH   SOLE   0 0 821
VANGUARD INDEX FDS LARGE CAP ETF 922908637 247 1,117 SH   SOLE   0 0 1,117
VANGUARD INDEX FDS MID CAP ETF 922908629 4,542 17,826 SH   SOLE   0 0 17,826
VANGUARD INDEX FDS SMALL CP ETF 922908751 6,489 28,711 SH   SOLE   0 0 28,711
VANGUARD MALVERN FDS STRM INFPROIDX 922020805 11,138 216,689 SH   SOLE   0 0 216,689
VANGUARD SPECIALIZED FUNDS DIV APP ETF 921908844 259 1,508 SH   SOLE   0 0 1,508
VENTAS INC COM 92276F100 3,068 60,019 SH   SOLE   0 0 60,019
VERIZON COMMUNICATIONS INC COM 92343V104 3,606 69,399 SH   SOLE   0 0 69,399
VISA INC COM CL A 92826C839 1,611 7,433 SH   SOLE   0 0 7,433
ZOETIS INC CL A 98978V103 1,531 6,273 SH   SOLE   0 0 6,273