@Dan Krupa, Shift your thought process a little bit and I think you'll get there. 

You’re able to minimize exposure to risk of market shifts and regulations changes and still make a good return on your minimal investment.

Still expanding there, but am looking to shift more funds towards NJ flip projects.

No work needed but unfortunately he's not shifting on the price.

The shift appears to be starting..  

Additionally we are likely on the brink of a market shift and selling would likely be prudent just in case.As for retiring in 6 years unless you have a sizable employment pension and significant investments (1M minimum) I would not count on it.

Now I've shifted careers to help grow our contracting business and flip houses as a family.

I would caution against buying solely for appreciation, markets shift...and if you get caught in a bad downswing out here, $22500 is a lot of negative cashflow.

As a Seattle Real Estate Agent, I feel the market shift in a very visceral way.  

The houses and auction dates tend to shift around, so it is like a box of chocolates (yep, that’s a Forrest Gump reference)- there is a scramble on auction day to see what properties are actually on the docket.