I just feel like everything that I am looking at has to be a high effort strategy or an equity/value add play.

Bright MLS Chief Economist Lisa Sturtevant said it best: these incentives played a huge role in boosting new-home sales.

REI is pay to play. 

Any further detail is because your business wants to see more detail.DISCLAIMER: I am not an accountant or a bookkeeper, nor do I play one on TV. 

@Eric E.UBIT only comes into play in an IRA on leveraged real estate and running an active business.

Play Opossum ".... help, I'm some corporate slave just feeling life slipping away in my 9-5 but I do make hundreds of thousands of dollars per year I just have nothing to do with, WHAT SHOULD I DO"..... 

I don't play around with other people's money.As for sticking to Gilbert or checking out other cities around Phoenix, I'm doing my best to look at every city. 

There are to many variables in play.  

I also think, the flat rate ppl are playing to a race to the bottom. 

That will also play into it.