That being said, I am still interested in where that sweet spot is. 

If there is separate entry already, a door right out to a fireman's pole, how sweet would that be?

@Sean Dolan ...Sweet!  

This is well beyond the sweet spot for single family rental homes.

Real estate is ultimately about relationships and the more relationships you form, the better.Next, work to identify your sweet spot.

I reckon the sweet spot WILL be a run-down distressed multi (up to 4-plex) property.

If you have any suggestion on my approach, please let me know.Keeping things short and sweet, I will end my introduction with a quote from "Gone with the Wind",“The land is the only thing in the world worth working for, worth fighting for, worth dying for, because it's the only thing that lasts."

Why don't you just wait until you pass the 2 year mark and save all that sweet profit for your pockets?

With some exceptions, for single family the sweet spot is likely closer to the $200k range, where market rents are more likely to provide a decent (@10%+) equity return. 

Sweet!