I'd be happy to share my thoughts on neighborhood specific economics and even share a bit about our economics i.e. the 1% rule is achievable but you have to be willing to either wait or work for it.

I believe heavily in the principle of hard work for those things that take longer to achieve typically reap the greatest reward. 

Otherwise, I am not sure what it would achieve.

To allow her to qualify for a mortgage, to afford to pay, and to achieve relative independence.This purchase has always been about helping her.Larry

So if your 2% CoC investment also throws out 20% IRR (i.e. because of potentially insane appreciation), then it's obviously an excellent investment, but this is rarely achievable unless you invest in west or east coast and have a good crystal ball.Oh by the way, you can do all the above analysis without using "cap rate".

Once I have achieved financial independence, I would probably be my own GC on my own investments.

We're so incredibly focused in this nation on dollars and success, titles and achievements, we often forget we're in it together.

I want to live financially free and I believe I can get closer to achieving that by investing in real estate if I can do it the correct way. correct me if I am wrong?

Cash flow in desirable areas is not achievable to a newbie investor. 

I have 6 doors pretty soon 8. I 4 plex and 4 SFR. The 4 plex and 2 SFR are in a SDIRA the other 2 SFR are outside of that. I have a good bit of money in the SDIRA and a regular IRA i have trying to figure out a wa...