It took me 11 years, 25 properties and 76 doors to replace my income but when I bought my first larger commercial deal, it replaced my wife's income in one year. 

Multifamily offers steady income, scalability, and tax advantages, though it requires more upfront capital and management skills.

Sometimes the deal is not great for their numbers, and they would still be able to wholesale the deal instead of trashing it, and get some money for more income.  

.- My Goal: to have $10k/months of income to replace my day job.

Extra income by renting and the benefits of appreciation.

The prices are still really affordable compared to other cities, but you get solid rental income potential.

Quote from @Mike Paolucci: Quote from @Lolo Druff: I am looking to buy my first investment property, and my goal is to continue building this portfolio every year until I can live off my rental income entirely.

One of my rental properties is located in a low-income area, which presents unique challenges in finding suitable tenants.

Wife and I both have an 800 credit score and plenty of income with a 19% DTI ratio. 2) Do you recommend that as a first timer I actually do go with a higher down payment product as I learn?

It was a gut punch to see the tenants whose income we were counting on mass exodus the building right after we closed Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?