@Chris B.Yes higher reserves after fourth, some also higher downpayment if investment but five through 10 are still attainable.

So in my case where the seller was going to carry back 10-20k, it's really unlikely they'll want to wait the 20-25 year schedule I'm hoping to attain. 

I believe $1250-$1300 is attainable. 2/1 is at $820.

I set these this way because they are very attainable yet slightly challenging to fit in all 10 while still working full time.

Now give me a good off market, distressed seller situation where I can help solve a difficult issue, cash flow is attainable and desirable for any property type, in any location, in any market condition.

I think the things I am most proud of in life are the things I struggled to attain.

Quick question...If the house owners (My parents), renovate (With our money), and they do a cash out refinance, will the ARV stay the same when the buyer attains the house? 

My goal is a blend of both, although it seems like the property appreciation is the more likely option for me, seeing that my analysis is showing that positive cash flow is not going to be attainable (initially), but that should change as rental prices trend upwards.Do you do a lot of the repairs yourself, or do you hire out the work?

Naturally my sights go to wholesaling, as the prerequisites are attainable within my allotted window.

Many markets are too hot to touch right now.Buying a low cap market with little cash flow is for the people that have cash (financial freedom) they need to "not lose" because these properties are safe.If you are seeking to attain financial freedom, cash flow is the key.