This affordability is a key factor in attracting both businesses and workers to the area.

Seasonality driven by factors like weather, school schedules, and buyer habits affects housing demand and pricing, often making certain times of the year more favorable for buying or selling.

You qualify for installment sale treatment on the taxable gain if you go with seller financing, which is at least something. 

If you need the extra funds then they're already factored into your numbers and if you don't need them then you're being even more profitable. 10% in contingency is typically a pretty safe number for this.4.

15,072 / 75,000 = 20.1% but that doesn't factor principle repayment and of course is this collection 3 year or 30 years.

I’d love to have real estate provide some financial freedom/flexibility and create a portfolio that I could eventually get my kids involved with and pass down to them, but I end up feeling frozen/stuck based on the factors above. 

I don't think your mortgage factors in at all. 

Other factors like management experience, Collateral Value, and Loan-to-Value (LTV) can influence how lenient the lender is with rates, etc.

Because of their background (95% of our residents are recovering heroin addicts) and payor status (50% are paid for by their treatment centers, the rest split between family or self-pay),  standard 1 year leases with monthly payments do not work.  

if there aren't any identical comps, or if they're 120, 140, 162, then you need professional assistance on determining it.you also have to factor in ALL your costs.