Dont waste your time game-planning.

So I require skin in the game (average is 5% to 15%) to offset this.

It was great to get our heads in the game, and got us to move quicker to get a house (since we were basically forced to get a pre-approved loan in order to tour houses...).

I already have land holdings near Everett that will certify out at 304 salable density bonus credits.To play this game, I get certified and then "clip off" the transferable development rights for sale to urban developers in the county, who can cash them in for an increase in dwelling unit density from an original 22 units/acre to 58 units, and building heights from 45' to 75'.

These can make crunching numbers a bit more difficult because due to the guessing game. 

My girlfiend and I are looking in La Grange and Brookfield which is not quite as fast west as you, but my aunt lives in Wheaton so I am quite familiar with your area.What's your game plan over the next two years? 

Yet it's all a zero sum game, so think about it from winners & losers.

I agree with you and @Doug Smith because I been laughed away enough to realize that aint the game anymore. 

One tip is to start looking into meetups to connect with investors / others in the REI game (in person/online).

Just keep in mind that entertainment expenses—like taking clients out for a show or a game—aren’t deductible anymore.And, yes, you can deduct 100% of your education expenses if you’re already a real estate investor.