Thanks everyone for warm welcoming and great suggestions.

Thank you all for the warm welcome! 

This is not whining, only putting this out there for others to be aware that you don't always get a warm reception when talking to others about your plans and desires.  

Thanks for the warm welcome!

Thank You Gentlemen for the warm welcome.

Prelim #'s I'm running show cap near 8% - however I'm fudging high on water (irrigation) if we tied into the city water - I'd like to have a well drilled and put in a warm season grass so the mowing season is shorter and it requires less water.Putting in vacancy of 5% though what I've noticed is the new developments stay full - also figuring Cap Ex as well, which honestly if we build right and dont own more than 10 years or so the only thing we should look at having to replace is carpet or a water heater which is minimal unless a hail storm or tornado goes through.  

Thank you all for the warm welcome.

All the positions in real estate you have held were the warm up for your destiny!  

Thanks for the warm welcome, everybody.

Thanks you for the  warm welcome and for pointing me in the right direction.