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
Expires: July 31, 2015
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 200,027 1,925 SH SOLE 0 0 1,925
AFLAC INC COM 001055102 1,776,019 19,886 SH SOLE 0 0 19,886
ALPHABET INC CAP STK CL A 02079K305 3,850,651 21,140 SH SOLE 0 0 21,140
AMAZON COM INC COM 023135106 19,342,018 100,088 SH SOLE 0 0 100,088
AMERICAN TOWER CORP NEW COM 03027X100 4,199,528 21,605 SH SOLE 0 0 21,605
APPLE INC COM 037833100 21,405,966 101,633 SH SOLE 0 0 101,633
ASTRAZENECA PLC SPONSORED ADR 046353108 1,010,517 12,957 SH SOLE 0 0 12,957
AVALONBAY CMNTYS INC COM 053484101 4,500,778 21,754 SH SOLE 0 0 21,754
BANK AMERICA CORP COM 060505104 310,047 7,796 SH SOLE 0 0 7,796
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702 16,968,035 41,711 SH SOLE 0 0 41,711
BLACKSTONE INC COM 09260D107 711,231 5,745 SH SOLE 0 0 5,745
BOEING CO COM 097023105 7,821,334 42,972 SH SOLE 0 0 42,972
BOSTON PROPERTIES INC COM 101121101 9,167,343 148,917 SH SOLE 0 0 148,917
CAPITAL GROUP DIVIDEND VALUE SHS CREATION UNI 14020W106 726,693 22,021 SH SOLE 0 0 22,021
CAPITAL GROUP INTL FOCUS EQT SHS CREATION UNI 14019W109 4,579,961 178,070 SH SOLE 0 0 178,070
CAPITAL ONE FINL CORP COM 14040H105 3,037,379 19,418 SH SOLE 0 0 19,418
CARNIVAL CORP UNIT 99/99/9999 143658300 1,311,786 70,074 SH SOLE 0 0 70,074
CARRIER GLOBAL CORPORATION COM 14448C104 6,512,044 103,235 SH SOLE 0 0 103,235
CAVA GROUP INC COM 148929102 3,976,378 42,872 SH SOLE 0 0 42,872
COCA COLA CO COM 191216100 3,858,018 60,613 SH SOLE 0 0 60,613
DANAHER CORPORATION COM 235851102 266,091 1,065 SH SOLE 0 0 1,065
DRAFTKINGS INC NEW COM CL A 26142V105 6,707,958 175,739 SH SOLE 0 0 175,739
EDISON INTL COM 281020107 341,888 4,761 SH SOLE 0 0 4,761
ELECTRONIC ARTS INC COM 285512109 627,682 4,505 SH SOLE 0 0 4,505
ENBRIDGE INC COM 29250N105 1,276,290 35,861 SH SOLE 0 0 35,861
EQUITY RESIDENTIAL SH BEN INT 29476L107 4,457,181 64,280 SH SOLE 0 0 64,280
EVERSOURCE ENERGY COM 30040W108 4,963,713 87,528 SH SOLE 0 0 87,528
EXXON MOBIL CORP COM 30231G102 740,567 6,433 SH SOLE 0 0 6,433
GOLDMAN SACHS GROUP INC COM 38141G104 608,543 1,345 SH SOLE 0 0 1,345
GRAYSCALE BITCOIN TR BTC SHS REP COM UT 389637109 339,299 6,373 SH SOLE 0 0 6,373
HOME DEPOT INC COM 437076102 1,088,320 3,162 SH SOLE 0 0 3,162
HONEYWELL INTL INC COM 438516106 1,095,674 5,131 SH SOLE 0 0 5,131
INVESCO EXCHANGE TRADED FD T S&P500 EQL WGT 46137V357 15,610,882 95,026 SH SOLE 0 0 95,026
ISHARES TR MSCI INDIA ETF 46429B598 748,847 13,425 SH SOLE 0 0 13,425
ISHARES TR RUS 1000 VAL ETF 464287598 4,637,609 26,581 SH SOLE 0 0 26,581
ISHARES TR S&P MC 400GR ETF 464287606 241,422 2,740 SH SOLE 0 0 2,740
ISHARES TR CORE S&P500 ETF 464287200 285,655 522 SH SOLE 0 0 522
ISHARES TR U.S. TECH ETF 464287721 1,129,140 9,834 SH SOLE 0 0 9,834
ISHARES TR RUS 1000 GRW ETF 464287614 1,130,724 3,102 SH SOLE 0 0 3,102
JOHNSON & JOHNSON COM 478160104 1,024,295 7,008 SH SOLE 0 0 7,008
JPMORGAN CHASE & CO. COM 46625H100 418,881 2,071 SH SOLE 0 0 2,071
KINDER MORGAN INC DEL COM 49456B101 4,724,433 237,767 SH SOLE 0 0 237,767
KONINKLIJKE PHILIPS N V NY REGIS SHS NEW 500472303 597,618 23,715 SH SOLE 0 0 23,715
LABCORP HOLDINGS INC COM SHS 504922105 1,628,080 8,000 SH SOLE 0 0 8,000
LITHIUM AMERICAS ARGENTINA C COM SHS 53681K100 348,912 109,035 SH SOLE 0 0 109,035
META PLATFORMS INC CL A 30303M102 425,062 843 SH SOLE 0 0 843
MGM RESORTS INTERNATIONAL COM 552953101 9,254,567 208,249 SH SOLE 0 0 208,249
MICRON TECHNOLOGY INC COM 595112103 3,682,183 27,995 SH SOLE 0 0 27,995
MICROSOFT CORP COM 594918104 10,498,199 23,489 SH SOLE 0 0 23,489
MICROSTRATEGY INC CL A NEW 594972408 279,629 203 SH SOLE 0 0 203
MOELIS & CO CL A 60786M105 340,023 5,980 SH SOLE 0 0 5,980
NETFLIX INC COM 64110L106 1,120,301 1,660 SH SOLE 0 0 1,660
NORWEGIAN CRUISE LINE HLDG L SHS G66721104 720,259 38,332 SH SOLE 0 0 38,332
NVIDIA CORPORATION COM 67066G104 2,322,667 18,801 SH SOLE 0 0 18,801
ORACLE CORP COM 68389X105 205,492 1,455 SH SOLE 0 0 1,455
PEPSICO INC COM 713448108 505,676 3,066 SH SOLE 0 0 3,066
PHILLIPS 66 COM 718546104 3,935,114 27,875 SH SOLE 0 0 27,875
QUEST DIAGNOSTICS INC COM 74834L100 1,118,036 8,168 SH SOLE 0 0 8,168
SALESFORCE INC COM 79466L302 1,504,550 5,852 SH SOLE 0 0 5,852
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201 368,477 5,735 SH SOLE 0 0 5,735
SELECT SECTOR SPDR TR FINANCIAL 81369Y605 318,691 7,752 SH SOLE 0 0 7,752
SHERWIN WILLIAMS CO COM 824348106 671,468 2,250 SH SOLE 0 0 2,250
SIMON PPTY GROUP INC NEW COM 828806109 8,754,038 57,668 SH SOLE 0 0 57,668
SIRIUS XM HOLDINGS INC COM 82968B103 34,781 12,290 SH SOLE 0 0 12,290
SPDR S&P 500 ETF TR TR UNIT 78462F103 609,175 1,119 SH SOLE 0 0 1,119
STANLEY BLACK & DECKER INC COM 854502101 1,650,289 20,657 SH SOLE 0 0 20,657
STARWOOD PPTY TR INC COM 85571B105 3,817,155 201,539 SH SOLE 0 0 201,539
STRYKER CORPORATION COM 863667101 1,503,905 4,420 SH SOLE 0 0 4,420
SWEETGREEN INC COM CL A 87043Q108 1,209,609 40,133 SH SOLE 0 0 40,133
TESLA INC COM 88160R101 1,190,644 6,017 SH SOLE 0 0 6,017
UNITED PARCEL SERVICE INC CL B 911312106 5,307,865 38,786 SH SOLE 0 0 38,786
VANGUARD INDEX FDS TOTAL STK MKT 922908769 4,654,698 17,400 SH SOLE 0 0 17,400
VANGUARD INDEX FDS GROWTH ETF 922908736 7,604,927 20,333 SH SOLE 0 0 20,333
VANGUARD INDEX FDS MID CAP ETF 922908629 14,632,571 60,440 SH SOLE 0 0 60,440
VANGUARD INDEX FDS SMALL CP ETF 922908751 20,914,672 95,921 SH SOLE 0 0 95,921
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858 451,789 10,324 SH SOLE 0 0 10,324
VANGUARD SCOTTSDALE FDS SHRT TRM CORP BD 92206C409 290,554 3,760 SH SOLE 0 0 3,760
VANGUARD SPECIALIZED FUNDS DIV APP ETF 921908844 4,974,995 27,253 SH SOLE 0 0 27,253
VANGUARD WORLD FD INF TECH ETF 92204A702 254,172 441 SH SOLE 0 0 441
VANGUARD WORLD FD INDUSTRIAL ETF 92204A603 1,765,261 7,505 SH SOLE 0 0 7,505
VICI PPTYS INC COM 925652109 3,052,229 106,572 SH SOLE 0 0 106,572
VISA INC COM CL A 92826C839 2,776,946 10,580 SH SOLE 0 0 10,580
WALMART INC COM 931142103 3,729,089 55,074 SH SOLE 0 0 55,074