Key metrics for me is: Cash on cash return, Net operating Income, Return on Investment, # of Yrs to Break-even on my initial cash investment, and monthly fixed cost/debt obligation (not a ratio). all easy to google search.a) You should know your market solid, #1.

Now, 40 yrs later, I am.

We all have disdain for that.What you described @Jason Burr is pretty much how mine go.  10% down and carry the balance, at 5-6% usually for 24 yrs, straight-am.  

We have had a restaurant for 20 yrs and closed last Jan 2016.  

I have been in real estate for over 15 yrs and I am looking for someone in my area that I can partner with.

I'm 46 yrs old, married with 3 daughters.

Just networking with other experienced folks, the businesses that do tables are there for our help: insurance agents specializing in rentals etc, lenders for all types of deals.6 yrs ago in my early days i was a member of all the local REIAs.  

Its funny, I have not ready any real estate specific books, but I did read Rich Dad Poor Dad when I was around 13 yrs old and I swear I have never been the same since!

You do this for 2+ yrs, and when you hit the limit to get loan in your name, you have a business that is ready to be able to get portfolio loan.

Then you can take that appreciation and spread it over many more cashflowing properties, than you would be able to with your work income alone.You may be better off buying a $200k property today, that may be worth $300k in 10 yrs, than buying two $100k properties, which may only be worth $125k each over that time period.