I would probably be still working as an AZ State Corrections Officer making $20hr and I wouldn't have my rental portfolio if it wasn't for my 0% down VA loan, FHA 3.5% and Fannie 5% down.

Doubtful that, unless you have existing connections or are part of the Hotel Association of New York City (or what is the funded organization in your area), you would be able to cash in on that.I don't do business in New York or CT, and am open to being corrected by someone local.  

One correction, what if properties are in my husband's name and i start company to manage them? 

Furthermore, this method shields my owners from any potential fair housing violations since I am a principal in the contract and liability would end with me and not pass to the owner.You are correct that generally you will spend around 8%-10% of the monthly rent to hire a property manager.  

Do these numbers look correct or are they too conservative?

Below is the result of mapping all zip codes, and coloring them by the average monthly price growth (%).

You are hitting the occupancy numbers but not the ADR; is that correct?

I read your post from several years back - ”The Ultimate Guild to Grading……” very informative, and I’m assuming most of the insights still holds true +/- market changes on price points -    Yessir, that's correct.

While you are correct that you’ll be relying on your purchase of the replacement property to go through, there are a few strategies to use and language to add to the PSA to try and keep a seller honest and protect you as buyer.The attorney negotiating the sale and purchase should hedge the risk snd build in flexibility on both ends.

Is this correct?