Keep in mind, if there is enough depreciation (IRA can't take the bonus depreciation, need to use standard depreciation schedule), that depreciation might negate any positive income.

However, you should always budget for a worst-case scenario to maintain positive cash flow.Vacancy costsThe cost of vacancies can significantly impact your cash flow.

Are you generally seeing cash flow positive deals from day 1?

In my experience in Upstate NY with Section 8 I get exactly what is FMR as by the Huduser.gov website for my county.

So if you were in my position, how would you use creative financing to build up to 10 properties in the next 3 years and not sell stock or touch retirement? 

At this point I have read the How to Invest in Real Estate - Ultimate Beginner's Guide to Getting Started and I am currently reading Buy, Rehab, Rent, Refinance, Repeat as well as learning what I can from the BiggerPockets website.   

Now they have a feature on their website to have a rent determination before you get the tenant.

Go to several NV PMC websites and see if they share copies of their leases.Use those as templates to cut & paste your own.THEN, maybe have an attorney reivew.Why?

We advertise on 30 different websites and a few other platforms.

Yelp is the second position if non of my referrals worked out, or not able to get to the job and complete it. 2.