You can't have your cake and eat it to, and sometimes you have to be strategic about how you structure your income taxes and pay down other debt in order to qualify for financing at the right times.

It may seem easy and a piece of cake for now and save time, but in the long run, you will not get a chance to micro analysis your data. 

So on the numbers I count 3% and anything above that is icing on the cake.

The icing of the cake is one of the lenders lives in Holland and the Embassy was not open (for Notary).

I see your in the Los Angeles Area and if you would like to meet other like minded people in this space we actually host monthly meetups in Anaheim not too far south from LA.

I homeschool and do a side business as a cake designer. 

Single family is usually a piece of cake from a mgmt standpoint if you have a mgmt company.Many other pros and cons but thought I'd mention that in case time is a big factor for you.

I just want to let you know that I am one that enjoys it also, and that it is not a cake walk at times, however, the more challenging the deal is, the more it is worth.  

That's the icing on the cake for a long term buy and hold investment rental.

So if things go as planned I will stand to cash flow at least $130 per month, which I will put towards variable expenses...the goal was to live for free, anything else is just icing on the cake!