I would agree that you want to diversify, but based on the REI material (blogs, biggerpockets, REI Books, etc) that I have reading highly encourages REIs so I would focus on that and move to stocks, bonds, and other areas where you can build assets.

NV is tough to..  

You seem dangerously confused.Perhaps this will help you.Usury is defined in Article XV Section 1 of the California Constitution, which is admittedly tough to read.

Ultimately I came to the conclusion that the real estate taxes on the IL side and lower inventory make it darn tough to make work. 

Finding something good and affordable in the NW or NE is going to be tough, it might be worth it to just plan on either a primary residence or a rental, or perhaps a primary that you plan on turning into a rental in a couple years.

Pay a little more for more reputable contractors who will do ALL the work including picking up materials.

I went to chicago reia meeting in chicago, the host showed a page that show all these general material and labor cost of al these items.

I do my own swap outs (with permits & subsequent inspections) so costs are basically materials & my time.

Its really depends upon the quality materials.

They might sell at a discount, but may be more tough to rent.