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
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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
ABBOTT LABS COM 002824100   217,737 1,925 SH   SOLE   0 0 1,925
ACV AUCTIONS INC COM CL A 00091G104   346,918 16,061 SH   SOLE   0 0 16,061
AFLAC INC COM 001055102   2,057,008 19,886 SH   SOLE   0 0 19,886
AIRBNB INC COM CL A 009066101   2,569,066 19,550 SH   SOLE   0 0 19,550
ALPHABET INC CAP STK CL A 02079K305   3,974,165 20,994 SH   SOLE   0 0 20,994
AMAZON COM INC COM 023135106   21,899,085 99,818 SH   SOLE   0 0 99,818
AMERICAN TOWER CORP NEW COM 03027X100   3,948,520 21,528 SH   SOLE   0 0 21,528
APPLE INC COM 037833100   24,362,574 97,287 SH   SOLE   0 0 97,287
ASTRAZENECA PLC SPONSORED ADR 046353108   848,943 12,957 SH   SOLE   0 0 12,957
AVALONBAY CMNTYS INC COM 053484101   4,809,888 21,866 SH   SOLE   0 0 21,866
BANK AMERICA CORP COM 060505104   333,933 7,598 SH   SOLE   0 0 7,598
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   18,399,089 40,591 SH   SOLE   0 0 40,591
BHP GROUP LTD SPONSORED ADS 088606108   1,109,565 22,723 SH   SOLE   0 0 22,723
BLACKSTONE INC COM 09260D107   981,932 5,695 SH   SOLE   0 0 5,695
BXP INC COM 101121101   11,249,704 151,287 SH   SOLE   0 0 151,287
CAPITAL GROUP DIVIDEND VALUE SHS CREATION UNI 14020W106   1,017,937 28,869 SH   SOLE   0 0 28,869
CAPITAL GROUP INTL FOCUS EQT SHS CREATION UNI 14019W109   4,217,140 170,942 SH   SOLE   0 0 170,942
CARNIVAL CORP UNIT 99/99/9999 143658300   1,228,955 49,316 SH   SOLE   0 0 49,316
CARRIER GLOBAL CORPORATION COM 14448C104   7,021,624 102,866 SH   SOLE   0 0 102,866
CAVA GROUP INC COM 148929102   3,707,962 32,872 SH   SOLE   0 0 32,872
COCA COLA CO COM 191216100   3,773,766 60,613 SH   SOLE   0 0 60,613
DANAHER CORPORATION COM 235851102   244,471 1,065 SH   SOLE   0 0 1,065
DRAFTKINGS INC NEW COM CL A 26142V105   386,062 10,378 SH   SOLE   0 0 10,378
EDISON INTL COM 281020107   380,119 4,761 SH   SOLE   0 0 4,761
ELECTRONIC ARTS INC COM 285512109   659,082 4,505 SH   SOLE   0 0 4,505
ENBRIDGE INC COM 29250N105   2,909,213 68,565 SH   SOLE   0 0 68,565
EQUITY RESIDENTIAL SH BEN INT 29476L107   4,821,601 67,191 SH   SOLE   0 0 67,191
EVERSOURCE ENERGY COM 30040W108   5,116,037 89,083 SH   SOLE   0 0 89,083
EXXON MOBIL CORP COM 30231G102   691,998 6,433 SH   SOLE   0 0 6,433
GENERAL DYNAMICS CORP COM 369550108   5,272,435 20,010 SH   SOLE   0 0 20,010
GOLDMAN SACHS GROUP INC COM 38141G104   772,794 1,350 SH   SOLE   0 0 1,350
GRAYSCALE BITCOIN TRUST ETF SHS REP COM UT 389637109   471,730 6,373 SH   SOLE   0 0 6,373
HOME DEPOT INC COM 437076102   1,243,747 3,197 SH   SOLE   0 0 3,197
HONEYWELL INTL INC COM 438516106   1,159,042 5,131 SH   SOLE   0 0 5,131
INVESCO EXCHANGE TRADED FD T S&P500 EQL WGT 46137V357   16,732,918 95,491 SH   SOLE   0 0 95,491
ISHARES BITCOIN TRUST ETF SHS BEN INT 46438F101   256,497 4,835 SH   SOLE   0 0 4,835
ISHARES TR RUS 1000 VAL ETF 464287598   5,041,898 27,234 SH   SOLE   0 0 27,234
ISHARES TR MSCI INDIA ETF 46429B598   707,482 13,440 SH   SOLE   0 0 13,440
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   1,343,565 3,346 SH   SOLE   0 0 3,346
ISHARES TR S&P MC 400GR ETF 464287606   260,515 2,865 SH   SOLE   0 0 2,865
ISHARES TR CORE S&P500 ETF 464287200   307,291 522 SH   SOLE   0 0 522
JOHNSON & JOHNSON COM 478160104   1,016,422 7,028 SH   SOLE   0 0 7,028
JPMORGAN CHASE & CO. COM 46625H100   496,440 2,071 SH   SOLE   0 0 2,071
KINDER MORGAN INC DEL COM 49456B101   6,555,655 239,257 SH   SOLE   0 0 239,257
KONINKLIJKE PHILIPS N V NY REGIS SHS NEW 500472303   600,464 23,715 SH   SOLE   0 0 23,715
LABCORP HOLDINGS INC COM SHS 504922105   1,834,560 8,000 SH   SOLE   0 0 8,000
LITHIUM AMERICAS ARGENTINA C COM SHS 53681K100   285,672 109,035 SH   SOLE   0 0 109,035
META PLATFORMS INC CL A 30303M102   420,982 719 SH   SOLE   0 0 719
MGM RESORTS INTERNATIONAL COM 552953101   2,007,468 57,936 SH   SOLE   0 0 57,936
MICRON TECHNOLOGY INC COM 595112103   2,356,060 27,995 SH   SOLE   0 0 27,995
MICROSOFT CORP COM 594918104   9,861,274 23,396 SH   SOLE   0 0 23,396
MICROSTRATEGY INC CL A NEW 594972408   552,595 1,908 SH   SOLE   0 0 1,908
MOELIS & CO CL A 60786M105   441,803 5,980 SH   SOLE   0 0 5,980
NETFLIX INC COM 64110L106   1,479,592 1,660 SH   SOLE   0 0 1,660
NIKE INC CL B 654106103   4,591,586 60,679 SH   SOLE   0 0 60,679
NORWEGIAN CRUISE LINE HLDG L SHS G66721104   986,283 38,332 SH   SOLE   0 0 38,332
NVIDIA CORPORATION COM 67066G104   2,606,213 19,407 SH   SOLE   0 0 19,407
ORACLE CORP COM 68389X105   243,646 1,462 SH   SOLE   0 0 1,462
PALANTIR TECHNOLOGIES INC CL A 69608A108   224,924 2,974 SH   SOLE   0 0 2,974
PEPSICO INC COM 713448108   463,783 3,050 SH   SOLE   0 0 3,050
PHILLIPS 66 COM 718546104   3,175,799 27,875 SH   SOLE   0 0 27,875
QUEST DIAGNOSTICS INC COM 74834L100   1,232,225 8,168 SH   SOLE   0 0 8,168
RH COM 74967X103   216,475 550 SH   SOLE   0 0 550
RIO TINTO PLC SPONSORED ADR 767204100   2,421,561 41,176 SH   SOLE   0 0 41,176
SALESFORCE INC COM 79466L302   1,955,831 5,850 SH   SOLE   0 0 5,850
SCHLUMBERGER LTD COM STK 806857108   2,300,746 60,009 SH   SOLE   0 0 60,009
SCHWAB STRATEGIC TR US LRG CAP ETF 808524201   400,773 17,290 SH   SOLE   0 0 17,290
SELECT SECTOR SPDR TR FINANCIAL 81369Y605   373,930 7,737 SH   SOLE   0 0 7,737
SHERWIN WILLIAMS CO COM 824348106   764,843 2,250 SH   SOLE   0 0 2,250
SIMON PPTY GROUP INC NEW COM 828806109   9,979,235 57,948 SH   SOLE   0 0 57,948
SPDR S&P 500 ETF TR TR UNIT 78462F103   657,761 1,122 SH   SOLE   0 0 1,122
STANLEY BLACK & DECKER INC COM 854502101   1,771,060 22,058 SH   SOLE   0 0 22,058
STARWOOD PPTY TR INC COM 85571B105   3,602,205 190,090 SH   SOLE   0 0 190,090
STRYKER CORPORATION COM 863667101   1,591,421 4,420 SH   SOLE   0 0 4,420
SWEETGREEN INC COM CL A 87043Q108   8,542,003 266,438 SH   SOLE   0 0 266,438
TESLA INC COM 88160R101   10,101,654 25,014 SH   SOLE   0 0 25,014
UNITED PARCEL SERVICE INC CL B 911312106   4,902,516 38,878 SH   SOLE   0 0 38,878
VALE S A SPONSORED ADS 91912E109   135,711 15,300 SH   SOLE   0 0 15,300
VANGUARD INDEX FDS SMALL CP ETF 922908751   23,293,662 96,944 SH   SOLE   0 0 96,944
VANGUARD INDEX FDS MID CAP ETF 922908629   15,962,639 60,435 SH   SOLE   0 0 60,435
VANGUARD INDEX FDS GROWTH ETF 922908736   8,220,202 20,028 SH   SOLE   0 0 20,028
VANGUARD INDEX FDS TOTAL STK MKT 922908769   5,131,097 17,705 SH   SOLE   0 0 17,705
VANGUARD INTL EQUITY INDEX F FTSE EMR MKT ETF 922042858   457,869 10,397 SH   SOLE   0 0 10,397
VANGUARD SCOTTSDALE FDS SHRT TRM CORP BD 92206C409   262,114 3,360 SH   SOLE   0 0 3,360
VANGUARD SPECIALIZED FUNDS DIV APP ETF 921908844   5,481,363 27,990 SH   SOLE   0 0 27,990
VANGUARD WORLD FD INDUSTRIAL ETF 92204A603   1,912,568 7,518 SH   SOLE   0 0 7,518
VANGUARD WORLD FD INF TECH ETF 92204A702   270,205 435 SH   SOLE   0 0 435
VICI PPTYS INC COM 925652109   3,006,719 102,935 SH   SOLE   0 0 102,935
VISA INC COM CL A 92826C839   3,343,719 10,580 SH   SOLE   0 0 10,580
WALMART INC COM 931142103   4,967,435 54,980 SH   SOLE   0 0 54,980