Lawyers are also motivated by making money and I've seen some investors set up ridiculously complex structures. 

What's the sweet spot?

Based on your calculation, you retire in 10 years at the age of 49 which is much better than the average person.You will likely have a bunch of paid off houses and a healthy 401k balance.Seems like a sweet analysis.I am happy for you.

I have seen the sweet spot for ARV in Jax SFH lately have been in the $125k-$175k range.

We just sold a 40 unit complex with similar numbers for $10M or $242,000 per door. https://www.costar.com/article/184572665/multifamily-propert...Construction Cost per Square FootThe cost to build an apartment in Oregon varies depending on the type of construction and location.

You can get some sweet rent for that in L.A.

It is important to work with a local CPA as NJ has one of the more complex tax systems in the nation.There are a couple of CPA's on the platform that are based in the tri-state area.

It is in an A location however,  a large apartment complex is being built right next to our neighborhood currently.

I also think there will need to be a solution found in the middle ground because there is a value that buyer agents provide to help buyers navigate the legal complexities, and I'm sure that a large portion of buyers are going to chose not to have an agent in order to save money.

Many people buy in larger cities like this because the paper cash flow looks sweet, but the reality of it, across the board right now - good cash flow equals lower neighborhood class, more variable tenancies, and tons of hidden capital expenditures.