Quote from @Scott E.: Jay nailed it.

I agree with everything that Scott E. said above. 

I fund this looking on Eventbrite and searching in the Grand Rapids area https://www.eventbrite.com/e/f...IDK about eating OR sitting at Russ's for an extended period of time but the one below at least looks interesting  https://www.eventbrite.com/e/n...My girlfriend is checking for Facebook groups!!

As things get more competitive I expect It to increase but I’m curious if anyone has been able to keep it stable or even decrease it?

@Uri E. the first thing to do is to reach out to your CPA for confirmation if this will work best for your situation. 

And if you are self-employed, they will need to see two years of tax returns showing stable (or increasing) income from the same field/profession. 

@Michael E.

I always have one on the shelf and ready to go.

I like what James E. is doing.

I suppose it all depends on your philosophy and investing style, but Swanny's approach really resonates with me - realizing that equity gain in a tax deferred way through 1031 exchange and reinvesting in stable cash flowing properties in other states is the approach I'd seriously consider.