2) I’m fascinated by this and I really would like to make more money- though i don’t want to put the cart before the horse, I have been thinking of businesses to increase my income (and get out of teaching).

Your question about turnover costs I do my rentals in a unique way where there’s very few turnovers plus some in the market that people are begging to rent  placesThey are in the country and the people who rent own horses very few options for them to go anywhere else

"I want to be financially independent", or "I want to exit the rat race", or "I want to

Properties with leverage have better net tax savings because paper depreciation losses typically wipe out any taxable income.What a bunch of horse sh*t. 

In the end, if you do not keep up you will be supplementing the rent and if you do not do that you'll get hit with a new roof bill at some point that can knock you out of the race then too.

But putting $50k down on a property that cash flows $500/mon would yield a 12% improvement to your cash flow but will likely be better for your net worth.So if you’re someone who is already financially independent, you’re probably more concerned about net worth.However, if you’re someone who is trying to make it out of the rat race ASAP, you may be best off making decisions based on cash flow until you’re free from the rat race; then you can re-evaluate your goals!

It is a retirement vehicle not people looking to get out of the rat race with cash flow. 

or could they still go to dark horses AZ or NY?

I see the rat race as like being a hamster on its hamster wheel, going a million miles a minute but getting no where. 

@Genny Li  two of our student tenants actually shattered a sliding glass door panel because they were horsing around and put a chair through it (I think).