Q: How to plan for retirement with rentals / comparable 'rule' to the 4% rule

[Robert Brown]

it's something I've been looking for for a while,  and it doesn't seem to be talked about much (at least where i'm looking)
- the recent BP: Money ep #377 with " Mr. Money Mustache"  prompted me to write

For my specific scenario:
I'm "House Rich" ( or house  poor.. i guess) and the plan is to continue buying more RE as investment rentals vs investing otherwise, for now.
I Have 7* doors, and am actively looking for another duplex/tri.
(* i live in one unit, free. and profit from the remaining 6.)
currently my net rent is  more than I budget to live off of,  but not with  any sort of excess , yet,  to  allow me to retire.  Perhaps at 10 doors I can slow down a bit work-wise

The 4% rule of course would allow a i.e. $40K yearly draw of $1M in investments, but there is a lot of stability build in with an index fund vs rentals/

I'm looking for "rules of thumb"/resources/thoughts.. on how many  doors  I may need to retire.. and yes i know that  there isn't a one-size-fits-all answer, but  other's guidance would be helpful.

in S.E. Wisconsin, I'm Netting ( before repairs/vacancy/CapEx) ~ $20K/yr with 6 rented doors. with about $100K spent ( down payments) or arguably less, as i do roll over my profits into new down payments.


Outside of simply calculating/assuming what I'd need to retire, then ensuring that my ( actual, bottom-line) NOI covers that. What are other factors i need to consider?

- do rent increases  generally outpace inflation?
- do property values  generally outpace inflation?

as the properties are paid off,  I could of course sell/refi in my later years if required.

What items am i missing to think about?

Much thanks!
Robert

[Bjorn Ahlblad]

@Robert Brown I have been retired for a few years with income from properties. Once you no longer have a W2 job you can become an REI professional; your income tax rate will become crazy low. My wife and I make well over 100k from net operating income and Social Security on top of that. All our properties are paid off. As long as we continue to screen really well life can be great. Our properties are max one hour away. Works for us; all the best!