@Tommy S.  have

I'll shave it before it gets too embarrassing ;) 

You can't put a round peg in a square hole...unless you shave off the roundness...which in the case of REI means you're shaving off your profits/cash flow.You need to find a round hole (different market) , or a square peg (different strategy).

Pop the hatch to the attic in the morning and if the North slope looks like shaved ice coating it, you know you have a problem

The Village at Sunriver has breweries, restaurants, coffee shops, ice cream, gift shops, a kids fun zone, sports equipment rentals, etc. 

I am looking to either open a ice cream shop or convenience store.

1031’s have helped me move from 4 unit properties with 300k equity into 1.2M properties with double the net cash flow.  

I remember a realtor back when I was in my mid to late 20's, having just bought my first home in cash a couple years prior, telling me that I was making a mistake buying another house in cash...I thought he was wrong back then, because of the risk.

But S-8 is huge in Indy. 3yr waiting list to get on the program from what I understand so finding a S-8 tenant shouldn't be an issue, but you're certainly not getting the cream of the crop.

You can't fit a round peg into a square hole unless you shave the peg.