Value of the place will go up tremendously at that point. 

Recommend ad spend of $1000 a month if you're truly serious about marketing online. once your system is highly optimized you will start seeing really tremendous ROIs on your ad spend.

There are many great members here on BP who are tremendous resources of information and will help you greatly.

However, the appreciation value has been tremendous.

This would seem to have a negative impact on historic districts by increasing density and adversely affecting parking (many historic homes, at least in my area, do not have adequate parking/garages to begin with -- this will just exacerbate the issue, putting more cars on the street).We're also in the unique position of having a University within the community that currently only houses approximately 40% of their students, putting tremendous pressure on the local, mostly historic, housing stock.

Office/Retail is different than working with storage, MHPs, multi-family.I'm taking on a small mixed use building that cash flows well and has tremendous upside.

When you said 1031 exchanges are expensive, I knew your financial ladder is leaning against the wrong wall.Last, in a self-directed IRA, you will have tremendous tax consequences at the end of those 20 years etc...  

I know @Brandon Hall puts out some great information and overall has done tremendous work for my real estate asset protection clients.

The rental market in PG has increased tremendously it is a good area to cash flow but can have larger risk due to the area.

He is a tremendous motivator.