I think Adam hit the nail right on the head.

The nail in the coffin is the 50% vacancy.  

@Jessie BienvenuYep, @Ben Leybovich hit the nail on the head...you're jumping into an arena that can get you into more hot water than you can ever imagine.

Nail down solid risk and opportunity analysis on several expansion markets and compare, decide and then attack!  

Welcome Jon,Paul Timmins pretty much hit the nail right on the head w/ everything he mentioned.

I think @Eric Z. hit the nail on the head.  

I have a more detailed plan for the next two years, but I really wanted to nail down my end goal to make sure it is at least feasible.

@Nick Baldo hit the nail right on the head!

Below is the first draft of the business plan I created for REI.The final product will be created using liveplan.com to create a polished and professional looking plan.The only thing that I'm still working on and is missing from this version is the financials at the end.Any and all feedback is greatly appreciated!

Washington state has no legal definition of normal wear and tear, but there is some guidance documentation that states that nail holes, paint etc. are normal but large holes in the walls are damages.