That being said, I think what you are asking is not impossible, but it is going to be extremely difficult to attain given your present situation.Think about it.

Would it be unrealistic with the goal to attain a 2-4 door duplex as my first REI early 2018?

Rents won't go up unless sales go up so you are effectively tied to the organization's growth which is highly based on the economy and assuming we are at a peak sales may take a hit in the near future.

I have someone who had no license when doing work for me, and now has a handyman's license organizing and subcontracting work on my flip.

Plus, investors are making offers on properties site unseen which defies logic.I've expanded my search to less competitive markets in the Central Valley where my criteria for cash-on-cash return and equity appreciation through value-add are attainable. 

I'll be there if you want to meet some active investors.CAREIA.org for details (it's a non profit organization).

I think the short answer is that it came from an organic process.Norm and I have been a ma and pa operation of purchasing and landlording in North Adams, Ma. for 10 years.  

Personally, I like the thought that all my investments would at least attain the "1% Rule" - which this one DOESN'T.

Your suggestion would fall into the organization cost in my above picture (pre business beginning).

When I was diagnosed with stage 4 cancer, and spent months in the hospital (lost the ability to walk and had some organs removed), and wasn't expected to live, I made sure that my brother dropped off a rent check every month to my landlord.