We are also surrounded by an urban growth boundry which also drives up land prices.ADU's (additonal dwelling unit) are a result of that desire to promote density.

I was hired on the spot and later promoted.  

I can't believe I missed it since I've invested in the rust belt years ago.I understand that you're looking at price, but let me tell you from experience that price is one small piece of the picture.

I aim to achieve an IRR in the high teens to the investors using very conservative and achievable assumptions, while leaving enough meat on the bone to carve out a promote for doing my part.

This is probably a remedial question, but a topic I have never seen discussed before. What are you using for the return addresses on direct mail? I would assume a P.O. Box would be the most logical "return address" to...

. $20 for a 80+ piece socket/bit set in a nice carrying case.

In 2011 I spend upwards of $5000 that year remodeling much of my primary home so I never reached any limits, but that amount was pieced together, not all at once or within one month.

Does anybody know where I can find smaller pieces of granite, have it cut, and installed?

It took me another 12 or so years before I bought my first piece of investment real estate.  

Every single piece of content you see, hear, read from them is part of a long con/sales funnel.