Forgive me for not remembering the product name I used a few years ago but you'll find something similar if you search for sustainable pest management for german cockroaches.

It's next door to Boeing (walking/biking distance), 1hr North of Amazon in Seattle, 45 min North of Microsoft, only a couple hours South of Canada, and it's growing.

I remember seeing that house, you did make it beautiful!

As I grow my investments I plan to eventually look into transferring to an LLC, but just don't yet see the value personally.

I will review my state rules again, I don't remember seeing a mention about discounting rent. 

Remember they need you as much as you need them.  

I know it is just a rule of thumb, but looking for our first property we are trying to stay conservative and are having trouble finding something that even approaches the 2% rule outside of the cities.I can't remember the last time I saw a listing at 2% in CT, MA, or NY.

I have been there for 18 years and have helped grow the business from $800K up to $1.4M  The owner doesn't need to go in, and I've been at a point for years where I also don't have to go in, its been that way for quite some time. 

Cashflowing properties are far and few between here in Canada, especially around the GTA ( greater Toronto Area)but i'm looking to getting into some deals as an investor and partner up in some joint ventures , as well as get some capital investors to help me in getting my journey growing as well .I still plan on investing in Canada unsing multiplexes and you never know also partnering up there as well.I'm currenly looking at deals in Ohio, Flordia, Arizona, Atlanta, Baltimore, I just need to get  started.

Remember - you are investing, so none of your risk can be totally eliminated.