I don't have much patience or sympathy towards the annual flood of "Terrific End-of-Year Tips to Cut Your Taxes" webinars, podcasts, articles and whatnot. 

Network in person, see if they have a publication where you can post your deals and what you are looking for, and if there is a larger annual conference for investors locally consider getting a vendor table to talk about your business and what you are looking for.

He is currently a travel PT that makes $37k pre-taxed but after including all his stipends, his annual earnings are  closer to $95k-$97k.

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

In the long run, Roth-style retirement accounts beat the Traditional retirement accounts.

The quotes were only a few hundred dollars extra annually.

If your goal is to make money, and you aren't finding deals that you think will do that, there are other things you can do.But more directly to your comment: 1. cap rate does not take into account appreciation.  2.

You need to renew this annually. 

My focus is on uncovering properties priced under $800K with the potential to gross six figures annually.

Are you attending the RPOA annual Expo next week in GR from the 21-23rd... it’s free?