So how should they define "a decent 3/2 house" if they have no reference or experience with the area?

(a) A tenant to a residential lease may terminate a lease agreement in the manner provided in this section without penalty or liability, if the tenant or another authorized occupant fears imminent violence after being subjected to:(1) domestic abuse, as that term is defined under section 518B.01, subdivision 2;(2) criminal sexual conduct under sections 609.342 to 609.3451; or(3) stalking, as that term is defined under section 609.749, subdivision 1.

Pop on to their website they have a very clearly defined pricing matrix that is all based on experience and deals done.

Zoning can help but be sure to read the code for yourself.Consider that there are  key times for what defines a separate unit -- a roommate living in the basement vs. separate entrance, utilities vs. separate utilities and a kitchen. 

I define early retirement as $50-75k / year while working <20 hours a week.  

It isn't overpaying, rather it's defining the value placed on the property in real dollars.

I can use some advice on this one... I took over an existing tenant who frequently asks for repairs, or has complaints about the property. The property is a nice, well maintained property in a nice part of town. Some ...

Or better yet, a solid and well defined legally sound lease that has Minneapolis Metro,  Minnesota specific terms in it?

Define your plan, work the plan; learn from mistakes and you'll be fine.It's only as risky as you want to make it.  

You mentioned ultimate goal financial independence so have you really defined what that means and how you want to get there?