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    <nameOfIssuer>ABRDN ETFS</nameOfIssuer>
    <titleOfClass>BBRG ALL COMMDY</titleOfClass>
    <cusip>003261203</cusip>
    <value>1372702</value>
    <shrsOrPrnAmt>
      <sshPrnamt>35682</sshPrnamt>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>8584</Sole>
      <Shared>0</Shared>
      <None>27098</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>ALPHABET INC</nameOfIssuer>
    <titleOfClass>CAP STK CL C</titleOfClass>
    <cusip>02079K107</cusip>
    <value>4564987</value>
    <shrsOrPrnAmt>
      <sshPrnamt>13397</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4851</Sole>
      <Shared>0</Shared>
      <None>8546</None>
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  <infoTable>
    <nameOfIssuer>ALPHABET INC</nameOfIssuer>
    <titleOfClass>CAP STK CL A</titleOfClass>
    <cusip>02079K305</cusip>
    <value>654784</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1903</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1443</Sole>
      <Shared>0</Shared>
      <None>460</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>AMAZON COM INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>023135106</cusip>
    <value>3543529</value>
    <shrsOrPrnAmt>
      <sshPrnamt>14222</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>5896</Sole>
      <Shared>0</Shared>
      <None>8327</None>
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  <infoTable>
    <nameOfIssuer>AMERICAN EXPRESS CO</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>025816109</cusip>
    <value>739449</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2432</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>631</Sole>
      <Shared>0</Shared>
      <None>1801</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>APOLLO GLOBAL MGMT INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>03769M106</cusip>
    <value>375398</value>
    <shrsOrPrnAmt>
      <sshPrnamt>3235</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>208</Sole>
      <Shared>0</Shared>
      <None>3026</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>APPLE INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>037833100</cusip>
    <value>8450110</value>
    <shrsOrPrnAmt>
      <sshPrnamt>25374</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>11711</Sole>
      <Shared>0</Shared>
      <None>13663</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>APPLIED MATLS INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>038222105</cusip>
    <value>2788555</value>
    <shrsOrPrnAmt>
      <sshPrnamt>5453</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2489</Sole>
      <Shared>0</Shared>
      <None>2964</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>AUTODESK INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>052769106</cusip>
    <value>426360</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2040</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>0</Sole>
      <Shared>0</Shared>
      <None>2040</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>BANK OF AMER CORP</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>060505104</cusip>
    <value>510118</value>
    <shrsOrPrnAmt>
      <sshPrnamt>9372</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1300</Sole>
      <Shared>0</Shared>
      <None>8072</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>BERKSHIRE HATHAWAY INC DEL</nameOfIssuer>
    <titleOfClass>CL B NEW</titleOfClass>
    <cusip>084670702</cusip>
    <value>1598178</value>
    <shrsOrPrnAmt>
      <sshPrnamt>3210</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>723</Sole>
      <Shared>0</Shared>
      <None>2487</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>BROADCOM INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>11135F101</cusip>
    <value>1764730</value>
    <shrsOrPrnAmt>
      <sshPrnamt>5025</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1648</Sole>
      <Shared>0</Shared>
      <None>3377</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>BROOKFIELD RENEWABLE CORP</nameOfIssuer>
    <titleOfClass>CL A  EX SUB VTG</titleOfClass>
    <cusip>11285B108</cusip>
    <value>285311</value>
    <shrsOrPrnAmt>
      <sshPrnamt>10110</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2097</Sole>
      <Shared>0</Shared>
      <None>8013</None>
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  <infoTable>
    <nameOfIssuer>CAPITAL GRP FIXED INCM ETF T</nameOfIssuer>
    <titleOfClass>CORE BOND ETF</titleOfClass>
    <cusip>14020Y508</cusip>
    <value>4050653</value>
    <shrsOrPrnAmt>
      <sshPrnamt>162156</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>64157</Sole>
      <Shared>0</Shared>
      <None>97999</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>CARRIER GLOBAL CORPORATION</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>14448C104</cusip>
    <value>1070626</value>
    <shrsOrPrnAmt>
      <sshPrnamt>19516</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>6165</Sole>
      <Shared>0</Shared>
      <None>13350</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>CATERPILLAR INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>149123101</cusip>
    <value>2310752</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2850</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>842</Sole>
      <Shared>0</Shared>
      <None>2008</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>CHUBB LIMITED</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>H1467J104</cusip>
    <value>2693344</value>
    <shrsOrPrnAmt>
      <sshPrnamt>8281</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2951</Sole>
      <Shared>0</Shared>
      <None>5330</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>CITIGROUP INC</nameOfIssuer>
    <titleOfClass>COM NEW</titleOfClass>
    <cusip>172967424</cusip>
    <value>3575542</value>
    <shrsOrPrnAmt>
      <sshPrnamt>27615</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>7826</Sole>
      <Shared>0</Shared>
      <None>19789</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>COCA COLA CO</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>191216100</cusip>
    <value>1183215</value>
    <shrsOrPrnAmt>
      <sshPrnamt>13746</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>7411</Sole>
      <Shared>0</Shared>
      <None>6334</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>CODA OCTOPUS GROUP INC</nameOfIssuer>
    <titleOfClass>COM NEW</titleOfClass>
    <cusip>19188U206</cusip>
    <value>150220</value>
    <shrsOrPrnAmt>
      <sshPrnamt>14000</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>0</Sole>
      <Shared>0</Shared>
      <None>14000</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>COSTCO WHOLESALE CORPORATION</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>22160K105</cusip>
    <value>780161</value>
    <shrsOrPrnAmt>
      <sshPrnamt>857</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>450</Sole>
      <Shared>0</Shared>
      <None>407</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>CRANE COMPANY</nameOfIssuer>
    <titleOfClass>COMMON STOCK</titleOfClass>
    <cusip>224408104</cusip>
    <value>313256</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1535</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1</Sole>
      <Shared>0</Shared>
      <None>1535</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>DANAHER CORP DEL</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>235851102</cusip>
    <value>1071398</value>
    <shrsOrPrnAmt>
      <sshPrnamt>4836</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1661</Sole>
      <Shared>0</Shared>
      <None>3175</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>DIMENSIONAL ETF TRUST</nameOfIssuer>
    <titleOfClass>US TARGETED VLU</titleOfClass>
    <cusip>25434V609</cusip>
    <value>5887230</value>
    <shrsOrPrnAmt>
      <sshPrnamt>88610</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>21832</Sole>
      <Shared>0</Shared>
      <None>66778</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>DIMENSIONAL ETF TRUST</nameOfIssuer>
    <titleOfClass>INTERNATNAL VAL</titleOfClass>
    <cusip>25434V807</cusip>
    <value>6375575</value>
    <shrsOrPrnAmt>
      <sshPrnamt>114135</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>23863</Sole>
      <Shared>0</Shared>
      <None>90272</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>DIMENSIONAL ETF TRUST</nameOfIssuer>
    <titleOfClass>INTL SMALL CAP E</titleOfClass>
    <cusip>25434V773</cusip>
    <value>3098838</value>
    <shrsOrPrnAmt>
      <sshPrnamt>85532</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>21620</Sole>
      <Shared>0</Shared>
      <None>63912</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>DUKE ENERGY CORP NEW</nameOfIssuer>
    <titleOfClass>COM NEW</titleOfClass>
    <cusip>26441C204</cusip>
    <value>1804551</value>
    <shrsOrPrnAmt>
      <sshPrnamt>15828</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>6438</Sole>
      <Shared>0</Shared>
      <None>9390</None>
    </votingAuthority>
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  <infoTable>
    <nameOfIssuer>EATON CORP PLC</nameOfIssuer>
    <titleOfClass>SHS</titleOfClass>
    <cusip>G29183103</cusip>
    <value>2183292</value>
    <shrsOrPrnAmt>
      <sshPrnamt>5081</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1913</Sole>
      <Shared>0</Shared>
      <None>3168</None>
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    <nameOfIssuer>EATON VANCE MUN INCOME TR</nameOfIssuer>
    <titleOfClass>SH BEN INT</titleOfClass>
    <cusip>27826U108</cusip>
    <value>434343</value>
    <shrsOrPrnAmt>
      <sshPrnamt>47007</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>30206</Sole>
      <Shared>0</Shared>
      <None>16801</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>ELI LILLY &amp; CO</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>532457108</cusip>
    <value>3075833</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2658</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1226</Sole>
      <Shared>0</Shared>
      <None>1433</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>EMERSON ELEC CO</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>291011104</cusip>
    <value>290347</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1872</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>279</Sole>
      <Shared>0</Shared>
      <None>1593</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>EPLUS INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>294268107</cusip>
    <value>427548</value>
    <shrsOrPrnAmt>
      <sshPrnamt>4750</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>0</Sole>
      <Shared>0</Shared>
      <None>4750</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>EQUINIX INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>29444U700</cusip>
    <value>713164</value>
    <shrsOrPrnAmt>
      <sshPrnamt>705</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>514</Sole>
      <Shared>0</Shared>
      <None>191</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>ETF OPPORTUNITIES TRUST</nameOfIssuer>
    <titleOfClass>APPLIED FINA VAL</titleOfClass>
    <cusip>26923N405</cusip>
    <value>667495</value>
    <shrsOrPrnAmt>
      <sshPrnamt>13754</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>5565</Sole>
      <Shared>0</Shared>
      <None>8189</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>EXXONMOBIL HOLDINGS CORP</nameOfIssuer>
    <titleOfClass>COM SHS</titleOfClass>
    <cusip>30233Q108</cusip>
    <value>1122315</value>
    <shrsOrPrnAmt>
      <sshPrnamt>6896</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1173</Sole>
      <Shared>0</Shared>
      <None>5723</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>FIDELITY COVINGTON TRUST</nameOfIssuer>
    <titleOfClass>ENHANCED EMRNGS</titleOfClass>
    <cusip>31609A800</cusip>
    <value>4603855</value>
    <shrsOrPrnAmt>
      <sshPrnamt>111853</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
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    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>30821</Sole>
      <Shared>0</Shared>
      <None>81032</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>FIDELITY COVINGTON TRUST</nameOfIssuer>
    <titleOfClass>ENH MID COR ETF</titleOfClass>
    <cusip>31609A503</cusip>
    <value>635415</value>
    <shrsOrPrnAmt>
      <sshPrnamt>15736</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4841</Sole>
      <Shared>0</Shared>
      <None>10895</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
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    <nameOfIssuer>PALO ALTO NETWORKS INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>697435105</cusip>
    <value>9225492</value>
    <shrsOrPrnAmt>
      <sshPrnamt>23220</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4574</Sole>
      <Shared>0</Shared>
      <None>18646</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>PHILLIPS 66</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>718546104</cusip>
    <value>276471</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1083</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>394</Sole>
      <Shared>0</Shared>
      <None>689</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>PROCTER &amp; GAMBLE CO</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>742718109</cusip>
    <value>525671</value>
    <shrsOrPrnAmt>
      <sshPrnamt>3618</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2279</Sole>
      <Shared>0</Shared>
      <None>1339</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>PUBLIC STORAGE</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>74460D109</cusip>
    <value>763668</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2700</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>885</Sole>
      <Shared>0</Shared>
      <None>1815</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>RBB FUND TRUST</nameOfIssuer>
    <titleOfClass>FIRS EAGL OV ETF</titleOfClass>
    <cusip>75526L878</cusip>
    <value>430214</value>
    <shrsOrPrnAmt>
      <sshPrnamt>8001</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>0</Sole>
      <Shared>0</Shared>
      <None>8001</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
    <titleOfClass>FUNDAMENTAL US L</titleOfClass>
    <cusip>808524771</cusip>
    <value>1960185</value>
    <shrsOrPrnAmt>
      <sshPrnamt>62287</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>31381</Sole>
      <Shared>0</Shared>
      <None>30907</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
    <titleOfClass>ST STR SVC ETF</titleOfClass>
    <cusip>81369Y852</cusip>
    <value>200785</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1809</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>934</Sole>
      <Shared>0</Shared>
      <None>875</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
    <titleOfClass>ST STR FINL ETF</titleOfClass>
    <cusip>81369Y605</cusip>
    <value>321805</value>
    <shrsOrPrnAmt>
      <sshPrnamt>6026</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4301</Sole>
      <Shared>0</Shared>
      <None>1725</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
    <titleOfClass>ST STR INDL ETF</titleOfClass>
    <cusip>81369Y704</cusip>
    <value>506778</value>
    <shrsOrPrnAmt>
      <sshPrnamt>3035</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2694</Sole>
      <Shared>0</Shared>
      <None>341</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
    <titleOfClass>ST STR CARE ETF</titleOfClass>
    <cusip>81369Y209</cusip>
    <value>266842</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1584</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>478</Sole>
      <Shared>0</Shared>
      <None>1106</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SERVICE CORP INTL</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>817565104</cusip>
    <value>228450</value>
    <shrsOrPrnAmt>
      <sshPrnamt>3000</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>0</Sole>
      <Shared>0</Shared>
      <None>3000</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SHELL PLC</nameOfIssuer>
    <titleOfClass>SPON ADS</titleOfClass>
    <cusip>780259305</cusip>
    <value>866286</value>
    <shrsOrPrnAmt>
      <sshPrnamt>9114</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1745</Sole>
      <Shared>0</Shared>
      <None>7369</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>SIMON PPTY GROUP INC NEW</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>828806109</cusip>
    <value>1603671</value>
    <shrsOrPrnAmt>
      <sshPrnamt>7988</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>3558</Sole>
      <Shared>0</Shared>
      <None>4430</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>STARWOOD PPTY TR INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>85571B105</cusip>
    <value>558050</value>
    <shrsOrPrnAmt>
      <sshPrnamt>41337</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>10787</Sole>
      <Shared>0</Shared>
      <None>30550</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>STATE STR SPDR S&amp;P 500 ETF T</nameOfIssuer>
    <titleOfClass>TR UNIT</titleOfClass>
    <cusip>78462F103</cusip>
    <value>1855073</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2432</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1939</Sole>
      <Shared>0</Shared>
      <None>494</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>STATE STR SPDR S&amp;P MIDCAP 40</nameOfIssuer>
    <titleOfClass>UTSER1 S&amp;PDCRP</titleOfClass>
    <cusip>78467Y107</cusip>
    <value>454225</value>
    <shrsOrPrnAmt>
      <sshPrnamt>692</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>530</Sole>
      <Shared>0</Shared>
      <None>162</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>STRYKER CORPORATION</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>863667101</cusip>
    <value>1415128</value>
    <shrsOrPrnAmt>
      <sshPrnamt>5139</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2681</Sole>
      <Shared>0</Shared>
      <None>2458</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>TAIWAN SEMICONDUCTOR MANUFAC</nameOfIssuer>
    <titleOfClass>SPONSORED ADS</titleOfClass>
    <cusip>874039100</cusip>
    <value>1132720</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2483</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>629</Sole>
      <Shared>0</Shared>
      <None>1854</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>TJX COS INC NEW</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>872540109</cusip>
    <value>864833</value>
    <shrsOrPrnAmt>
      <sshPrnamt>6536</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>3378</Sole>
      <Shared>0</Shared>
      <None>3158</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>UNILEVER PLC</nameOfIssuer>
    <titleOfClass>SPON ADR NEW</titleOfClass>
    <cusip>904767803</cusip>
    <value>622780</value>
    <shrsOrPrnAmt>
      <sshPrnamt>10255</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2112</Sole>
      <Shared>0</Shared>
      <None>8143</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
    <titleOfClass>MRNGSTR TTL STK</titleOfClass>
    <cusip>922908769</cusip>
    <value>467800</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1250</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>1150</Sole>
      <Shared>0</Shared>
      <None>100</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
    <titleOfClass>MRNGSTR SM CP GR</titleOfClass>
    <cusip>922908595</cusip>
    <value>320215</value>
    <shrsOrPrnAmt>
      <sshPrnamt>948</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>389</Sole>
      <Shared>0</Shared>
      <None>559</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
    <titleOfClass>S&amp;P 500 ETF SHS</titleOfClass>
    <cusip>922908363</cusip>
    <value>2924129</value>
    <shrsOrPrnAmt>
      <sshPrnamt>4172</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2722</Sole>
      <Shared>0</Shared>
      <None>1450</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VANGUARD SCOTTSDALE FDS</nameOfIssuer>
    <titleOfClass>INTER TERM TREAS</titleOfClass>
    <cusip>92206C706</cusip>
    <value>290877</value>
    <shrsOrPrnAmt>
      <sshPrnamt>5134</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4100</Sole>
      <Shared>0</Shared>
      <None>1034</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VANGUARD TAX-MANAGED FDS</nameOfIssuer>
    <titleOfClass>VAN FTSE DEV MKT</titleOfClass>
    <cusip>921943858</cusip>
    <value>700953</value>
    <shrsOrPrnAmt>
      <sshPrnamt>9927</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>7510</Sole>
      <Shared>0</Shared>
      <None>2417</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VANGUARD WORLD FD</nameOfIssuer>
    <titleOfClass>INF TECH ETF</titleOfClass>
    <cusip>92204A702</cusip>
    <value>690431</value>
    <shrsOrPrnAmt>
      <sshPrnamt>5494</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4694</Sole>
      <Shared>0</Shared>
      <None>800</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>VERTEX PHARMACEUTICALS INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>92532F100</cusip>
    <value>1394857</value>
    <shrsOrPrnAmt>
      <sshPrnamt>2668</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>582</Sole>
      <Shared>0</Shared>
      <None>2086</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>WALMART INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>931142103</cusip>
    <value>1430001</value>
    <shrsOrPrnAmt>
      <sshPrnamt>13761</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>6500</Sole>
      <Shared>0</Shared>
      <None>7260</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>WASTE MGMT INC DEL</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>94106L109</cusip>
    <value>1409031</value>
    <shrsOrPrnAmt>
      <sshPrnamt>6910</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>2230</Sole>
      <Shared>0</Shared>
      <None>4679</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>WELLTOWER INC</nameOfIssuer>
    <titleOfClass>COM</titleOfClass>
    <cusip>95040Q104</cusip>
    <value>362398</value>
    <shrsOrPrnAmt>
      <sshPrnamt>1574</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>361</Sole>
      <Shared>0</Shared>
      <None>1213</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>WORLD GOLD TR</nameOfIssuer>
    <titleOfClass>SPDR GLD MINIS</titleOfClass>
    <cusip>98149E303</cusip>
    <value>1687107</value>
    <shrsOrPrnAmt>
      <sshPrnamt>20529</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>4716</Sole>
      <Shared>0</Shared>
      <None>15813</None>
    </votingAuthority>
  </infoTable>
  <infoTable>
    <nameOfIssuer>ZOETIS INC</nameOfIssuer>
    <titleOfClass>CL A</titleOfClass>
    <cusip>98978V103</cusip>
    <value>273943</value>
    <shrsOrPrnAmt>
      <sshPrnamt>3923</sshPrnamt>
      <sshPrnamtType>SH</sshPrnamtType>
    </shrsOrPrnAmt>
    <investmentDiscretion>SOLE</investmentDiscretion>
    <otherManager>0</otherManager>
    <votingAuthority>
      <Sole>273</Sole>
      <Shared>0</Shared>
      <None>3650</None>
    </votingAuthority>
  </infoTable>
</informationTable>
