There is no stock account that gives the leverage real estate does, at as low interest rate real estate does, at as low risk/ volatility real estate does. 

I am a single house landlord and manage the property.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

The three single car garage spaces are vacant and not durrently being utilized and can be monetized through rent.

A great deal of accountants work with out of state clients.

I have totally given up on Quickbooks though it remains the best accounting software for the non CPA type 

@Dallas Smith, With some good running of the numbers by your accountant this can work. 

single family or multifamily?  

Most likely your conclusion is correct, but the only way to confirm it is by having a real estate accountant review your tax situation.Also, please read this introduction if you want to better understand the concept:https://www.biggerpockets.com/forums/51/topics/1075919-five-...

You're right that it's getting tougher to find solid cash-flowing properties ($600 or more) in Grand Rapids, but the appreciation potential of a single-family home or duplex in Grand Rapids would be much better than that of a mobile home.