For single family Gilber and Chandler are perfect.

You will never find the perfect deal, there will always be better but its better to just go then to wait for mr perfect.I'm a newer investor myself with 9 doors across the midwest markets.

Quote from @Basit Siddiqi: % in the profits makes you a partner instead of a lender.Return on a CD is around 5% so you likely want atleast 8% to cover the risk, ideally 10%+Thanks Basit, that makes perfect sense. 

If they have potential I would like them to be sent over to a friend of mine (who's in sales and recently got his real estate license, he's got the perfect personality for this) to try and close the seller.

Not looking to move out of current home as it fits us perfectly in our current season of life (with a 3.375% interest rate).

Well if the current tenant was just evicted and they failed to tell you about any of the problems, it seems like a perfect opportunity to find a new PM!

There is no perfect software out there.

It's a grill and they're never perfect after a few uses. 

At the moment I am trying to figure out what size is perfect, as I get towards that 1.7 million range, my marketing demographic becomes much smaller...Tough decisions already and have not even started haha

Plus you won't be frustrated / discouraged waiting to find the perfect BRRRR I think you will like being an owner rather than an employee!