Concatenate If Blank - remove blank line if first cell is blank

Hi,
This is working very well, however, if my first cell (K22) is blank, my first line is blank. Is there anyway to eliminate the first line being blank?
(There is a return between each item.)

=IF(LEN($K$22)=0,"", & " • " &$K$22) & IF(LEN($K$23)=0,"", "
" & " • "&$K$23) & IF(LEN($K$24)=0,"", " Alt-Enter line return here
" & " • "&$K$24)& IF(LEN($K$25)=0,"", " Alt-Enter line return here
" & " • "&$K$25)& IF(LEN($K$26)=0,"", " Alt-Enter line return here
" & " • "&$K$26)& IF(LEN($M$22)=0,"", " Alt-Enter line return here
" & " • "&$M$22)& IF(LEN($M$23)=0,"", " Alt-Enter line return here
" & " • "&$M$23)& IF(LEN($M$24)=0,"", " Alt-Enter line return here
" & " • "& $M$24)

EDIT: wrap text is on in the cell so that each is on its own line. Turning wrap text off eliminates the first blank line, but then it also eliminates each one being on its own line, which I need.

Thank you.