I have the funds available today for the purchase of a rental property as well as a primary residence, but I also want to set myself and my wife up to reach financial freedom.  

@Kris Lou Be careful with agents as 95%+ of them really only know how to handle owner-occupied transactions.We don't do biz in Indianapolis, so this is unbiased info we hope you find useful:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

It was mid 70s today.  

You're not helping them either...you're allowing them to run a tab that is putting them financial ruin. 

However, I met with a local CPA today that I really liked.

Quote from @Kailas Tare: When deciding which market segment to target in real estate—whether it’s multifamily (MF) properties or single-family homes (SFH)—it's crucial to consider the dynamics of the competitive landscape and your own financial position.

GREAT in today's market obviously. 

Today’s value is somewhere between $19,500 - $22,000 per acre.

Retain a cash reserve to cover vacancies or downturns, and align with your long-term goals by consulting a financial advisor.

The vast majority pursuing SubTo today are doing it BECAUSE they have no financial capacity otherwise, which makes them the most at-risk persons for doing SubTo.