I would think that whatever source that led you to IL would also have some influence on the specifics you are looking for...  

Skagit is the last influenced area along I-5 and people are noticing, and this past year has seen substantial growth.

For the sake of curiosity, I'm wondering what factors influence those required returns.

Your last post on this thread/topic was about 11 months ago when the influence of the pandemic was in my view distorting the supply/demand aspects of WNC real estate.

Offering a rebate of any excess at the end of the lease may influence the tenant to roll the rebate into a new lease.This is just another idea and again I understand this may get too complicated.

I'm sure that you are already aware, as the info is contained in the coursework required for you to obtain you real estate license, that demand for real estate and appreciation is most heavily influenced by (1) population growth forecasts and (2) job growth forecasts. 

By the basics I really mean real estate functions, economies, legal aspects, market influences and financing.

However, acquaintances that are negative influences on you should be dismissed.

However, a 10 hour day, 7 days a week, is not unusual for me).My objective is to spend the next 10 years outworking everybody I know; everybody in my sphere of influence. 

I guess you could (over time) influence the prevailing cap-rate but I think that would take longer.