Speaking to a group of state employees or certain official is not necessarily public. 

This is a better tool for more frequent transactions.If you are self-employed but have no employees, there is a 401k based program that also provides the above type of checkbook control known as a Solo 401k.There is a lot of good info here on BP on the topic.

So  in doing due diligence I'm apply the GRM, but the subject property rents vary how would I calculate GRM effectively?

:0.75% rule (price to gross monthly rent) with 5% annual rent increases OR2% rule with 2% annual rent increasesSpeculation you say?

Just like wages, the more stringent applies, federal is below 8, but if you live in CA you need to get paid at 9, and in some employees in Santa Monica, they need to get paid at least 15.37.

Utilities were covered in the gross lease but utility expenses have went up by 15% yoy over the past few years.

Claire Shores, Grosse Pointe, etc.  

You can rollover a prior IRA or 401k into the plan, then the plan can purchase shares of the parent company with an Employee Stock Option Purchase (ESOP).  

Hope it will not take another 3 @Philip Klink, do I understand you said 40-50 times the gross rents.. this is ridiculous...  

My long term future goal is to gross $250,000 annually (not sure if this is way out of reach or not).