@James Walker I would start with planning and zoning, assuming you've done that part and/or feel likely you can get it approved, then I would pay for a feasibility study from a neutral 3rd party. 

Account ClosedI wouldn't use cap rates for the type of deal you're describing, a small multifamily.

Or are you saying above and beyond properties, but the full bank accounts?

In our budget, we have a contingency of 2 months' worth of mortgage and utilities accounted for.We have another LTR thats been a breeze to manage for over 6 years buts its only 2 adults living in it they have really taken of the home for us...Thank you!

You can open an account and they will bill you monthly too, so something similar to that in your area is what I recommend.  

Key Principles:Mindset and Goals:Think Long-Term: Real estate is a long term play in most cases Set Clear Goals: Define your financial goals and how real estate fits into your overall plan.Finding the Right Property:Location, Location, Location: Invest in areas with strong economic fundamentals, good schools, and low crime rates.Cash Flow is King: Look for properties that generate positive cash flow (rental income exceeds expenses).Consider Appreciation: While cash flow is primary, also consider properties in areas with potential for long-term appreciation.Financing:Get Pre-Approved: Get pre-approved for a mortgage before you start looking at properties.Leverage Wisely: Use leverage (debt) to your advantage, but don't overextend yourself.Consider Creative Financing: Explore options like seller financing or partnerships.Building Your Team:Real Estate Agent: Find an experienced agent who specializes in investment properties.Property Manager: Consider hiring a property manager to handle day-to-day operations.Accountant: An accountant can help you with tax planning and financial management.Attorney: Consult an attorney for legal advice and contract reviews.Managing Your Investment:Maintain the Property: Keep your property in good condition to attract and retain quality tenants.Screen Tenants Carefully: Conduct thorough background checks on potential tenants.Review Your Finances Regularly: Track your income and expenses and make adjustments as needed.Example Action Steps:Set Your Goals: Define your financial goals and how real estate will help you achieve them.Educate Yourself: Read books and articles about real estate investing.

I have a paid local data server for one of my counties, and for the others I use my online title company accounts.

I find it helpful if your accountant is also an investor.Why?

Nobody expects their retirement account to cash flow while they are working.

Obviously you need to take into account tenant landlord laws, if you are investing in Middle America it seems to me that there are many opportunities for double digit cash on cash returns.