Most important is getting a RE knowledgeable CPA who knows to outsource the calculation-intensive work involved in a quality engineering-based cost segregation study.  

The way I've valued multifamily properties is to calculate the Net Operating Income (Gross Income - Expenses) and then divide by desired cap rate.  

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

There's also the time value on money, and if we calculated reinvesting the money pulled from the properties the difference would be larger.

Also, in our experience, 95+% of agents have no clue how to calculate ROI, Cash-on-Cash, Cap Rate, etc., so what are they really going to help an investor with?

Btw I do not know much of your background but know your stated goals are possible for many if they are willing to work it and take calculated risks.  

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

15.3% Self-employment taxes is a lot.Scenario 1 - You do a cost segregation study in year 1 and create a huge loss to offset your other income, great for year 1.Horrible for years after 1 as you used up a majority of your depreciation and now your net income will be subject to 15.3%.If your depreciation is mostly used up and don't plan to have net income, your business is not profitable.Scenario 2 - No cost segregation study is done and your depreciation is calculated over 39 years(low depreciation rate, you will likely be paying some sort of net income subject to 15.3%.Maybe not in year 1 if you have a lot of furnishings installed.

Research emerging neighborhoods, find properties using MLS, Zillow, and Redfin, explore financing options, form partnerships, analyze deals using BRRRR calculators, and manage the rehab process.

But ultimately I’m not opposed to taking a calculated risk as long as I have a complete picture of the situation.