Hello BP, this is my very first post. I'm getting back into the real estate game after being dormant for well over a decade. My goals are to generate enough passive income to not have to worry about my 9-5 anymore. Ultimately I'd like to retire in ~10yrs and live 100% off passive income, but I think I can actually get it done sooner than that based on the numbers I'm seeing. This is where I need a reality check... I feel like I might be oversimplifying things a bit and would greatly appreciate another perspective on what my goals and expectations are.

My high-level plan is to leverage all cashflow producing properties in my general area (NE US) using #1 the equity I currently have in my SFH ($100k-$150k) and #2 using the cash I've been saving/investing ($200k-$300k).

Currently I have $400k-$450k available to me as 20% down payments on high cashflowing properties. I don't feel I'll need to use all that capital because I have the ability to raise funds thru investors, but I want to have a proven track record (couple years of solid returns) before I would feel comfortable bringing people on.

The numbers I've ran show there are several units in my areas generating +$1k month in positive cash after paying all expenses (mortgage, ins, taxes, any utilities & 1mo vacancy/repairs, self managed) using anywhere between $45k-$55k down to achieve 20% on a 3% conventional loan. On average, I am seeing $1k/mo in cash flow for a $250k-$285k property, thats a +20% return in the first year. The really good stuff is showing 22-24%, but I am trying to be conservative with my forecasts.

Scaling up, using all my available capital (I don't feel I will need to, but worse case scenario), if I am efficient with my purchases and stay around a 20% return, which doesn't seem too unrealistic in my area, i should be able to get ~$90k year in passive cashflow in 8 deals or less. That is enough for me to retire on... what am I missing?

I feel like the numbers are almost too good and there might be some fundamental cost or expense I am overlooking. Will lenders keep giving me loans as long my debt to income ratio is favorable or will I be cut-off at some point because I am too leveraged?

I am currently getting pre-approvals with 2 different brokers and have several properties I am eyeing (both on and off market), ready to inspect and make an offer... Any advice would be greatly appreciated!

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Can I get a reality check on my goals and expectations?

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