I went through old posts on this website in my research, and cities such as Grand Rapids, Grand Haven, Saugatuck...etc were mentioned.

I am working with my accountant on getting cost segregation on one of my larger properties to defray the tax liability but it appears to be zero sum in the grand scheme of things. 

@Wayne Brooks Ok if you don't mind elaborating about the MLS being the wrong pond and if you have any information on the second part of my question that would be greatly appreciated, thank you again Wayne.Also I understand that they want POF but I don't have 200 grand in the bank to show it so I was wondering if explaining to them my cash buyer does and giving them their POF since the end cash buyer is the one funding the deal

I have a couple of properties around the South Grand area (and offers out on a couple of others).

You go bust, in grand fashion, because your over-leveraged. 

The trick to how this worked for such a nice profit margin was that the property was located just north of Grand Ave. only a few hundred feet over.

If you're earning less than a hundred grand a year or your net worth is under a quarter mil, then maybe the do-it-yourself approach makes more sense for you.

If there is a couple grand at play they may not drag the piano across your wood floors but rather get a professional mover to do it right.

I’m actually going to look at a 3/1 house this Saturday and I’ll probably buy it for well under 10 grand .

I've hummed and hawed about this decision for so long already that it's time for me to just pull the trigger.