Aww to 2014 when there were homes like this all over the Grand Rapids area.

@Lamont Marable  maybe the small meetup group Landlord411 will grow to take it's place.

It is a phenomenal forum - and your appreciation of the forum will only grow over time; as you move forward in your RE pursuits,  it'll become an increasingly invaluable resource.You mention that you're using an IRA-LLC to invest and are considering MI, OH, and IN.

So I'm growing my wealth both: inside of qualified accounts as well as personally.

ROE over 5 years is too low (I want 15%), you’re creating zero property value and your ROE in this example is being largely impacted by your 3% annual property value growth, that’s a bit high for me at this part of the cycle (2% would make me more comfortable) I would also make the assumption that your rents and expenses are growing in lock step. 

Such as, what is driving the economic growth - which businesses are moving to town, where are apts being build within the market, which part of town is growing the fastest.

What is your strategy for growing and what do you think I could do to grow larger/faster?

Personally, I want to learn the ins and outs and grow out of the position of being "on call."

Although the Phoenix market may not be over priced, much better cash flow can be found in the Midwest.Also, if there is a correction in home prices, Phoenix may potentially get hit harder than other areas which have not had such rapid appreciation.

I am here to learn and grow.