We live in California at the moment and I have W2 job and my wife a small online business.

But if your goal is to leave your day job soon, multi family will offer more cash flow typically.

I am responsible for getting a job done .  

I'm looking around to find some investors to take it from me and just feel a little lost with dispo, i want to make my deals super sweet sugar coated cherry on top for all my investors on my list so what i ask is if you can rip apart this deal for me and make sure i have enough meat on the bone for my investors, below are the statsFirst off address, 1011 Richard Bell Ave Perry FLPurchase price $110,000Seller says the bank is willing to let go of mortgage for $91,000ARV $180,000-$200,000Needs new roof (20 years old) and central ac system went down about a year ago (around 4k for 3 ton ac)Ive been in roofing for about 2 years and im estimating the roof will cost between 18k-20kI take constructive and negative criticism very well and i only want to improve, no opinions are unwelcome i want full scrutiny with this deal please. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Alternatively, once you have a full time job (or an employment contract), you should be able to qualify for a loan and utilize a Down Payment Assistance program.

I have a good FT job in education administration, but I want to retire asap, focusing on RE (so, not really retiring, but you get the idea).

Most of us enjoy progress, we like to move the needle.I technically retired in 2015 from my W2 job on rental income.

However, I am still very hands-on for my management business, typically logging 80 hours a week between my two jobs.

These are not great investments and while the experience is not typical for Memphis, nothing I've read or seen should lead you to believe your experience will improve.