I would like to know if anyone feels my goal is realistic, and if not that will let me know how I may need to adjust to see if this would be viable for me.Work has become heavy (in a positive way), that I have been able to build up the capital for multiple properties, however my time has become completely sucked dry.

I'm still only on the free version and it took me about two hours to fully adjust to the system instead of Excel. 

I haven't gotten a contractor inside yet until then I thought do square footage for now and make the adjustments as I move along.

I am currently self employed as an insurance claims adjuster and have 20+ years experience in the building industry.   

(Adjust number of properties up and down by price, trying to put 25% down.

An appraisal should have photos, the comps the appraiser used and an analysis showing the adjustments they used to arrive at the value.Also should obviously have the value as is and state anything that needs to be done before closing

., I've taken to the concept of getting contractor bids after getting a house under contract and adjusting the offer afterwards (thanks to the advice here!).

Then you can make adjustments to your reserves requirement.The allotment for R&M ($250) might be ok.  

Once I do that I can adjust my reserves requirement.  

You will just need to adjust the price of the older property downward in comparison to the newer homes due to its age and condition.