Can you find someone that is already established in your industry but won't be a competitor?  

In my market, we have a temporary ban on STR's, but my property is R4 zoning, so as restrictions get tighter, my profits increase because competitors drop out one by one.

Most don't seem to factor yard care in, and most of my competitors don't indicate in their ads if yard care is included in the rent price (I do).

Your points should be considered when you compare this unit to the competitor buildings in attracting tenants. 

There are many places in the DFWarea for me to do but I just have to get into with the fewest competitors.  

Now do you think they ever show up for that "next Tuesday" appointment with my competitor? 

@Kelvin LeeThe term you are looking for is called "regulatory capture"  and we have certainly seen that big business is now a strong supporter of left wing politics in an effective effort to drive smaller competitors out of business. 

The last deal I made, a few months ago, my competitor told the seller he will need a few days to decide on the purchase price.  

Then in 2014 I decided to sell out to a competitor and have pretty much been miserable working for the man ever since.  

Easiest thing to do is search a second opinion from another 2 competitors and see who the odd man out is.