But you know the old saying, “the best time to plant a tree was 20 years ago, the second best time is now.”I’ll recommend a book to you that has served me well - The Self-Directed IRA Handbook: An Authoritative Guide For Self Directed Retirement Plan Investors and Their Advisors by Mat Sorensen – the book comes in First and Second editions with the 2nd edition putting more emphasis on Solo401K and legislative updates.

Emphasis on 'internet tool' .

Are you looking for passive income or a side hustle, emphasis on the “hustle”?  

But it may merely be a starting point to see if you may even be interested in looking closer at a deal after figuring what the cash flow may be (emphasis "May" be), based on any given cap rate (irregardless of what it ends up actually being). 

I think there is way too much emphasis put into buying under market properties and trying to BRRRR. 

From my experience, and assuming your ability to pay is apparent, generally no more emphasis is placed on one kind of debt over another.

BIG emphasis on "might" there, as there really are a lot of variables.

Where some might like the idea of owning property in Florida or California because of the climate (and you may be vacationing there often), others might want to put a greater emphasis on cash flow, or potential growth and appreciation... or all of the above! 

Perhaps I should be placing more emphasis on finding a multifamily as opposed to a househack, but they're harder to find in my area and I figured I would live in the house hack and have a fourplex about an hour away.

Article 6, The Utility Franchise article, (emphasis in bold is mine) "allow a lessor of any leased residential premises, as that term is defined under G.S. 42-59(3), that has individually metered units for electric service in the lessor's name to charge for the actual costs of providing electric service to each lessee.