@Sheeva R.The Emerald Coast numbers have really risen over the past year.  

House prices are steadily going up.

I also have one unit in a great neighborhood where it just seems to turn over at every lease term, so I've started minimum 2-year leases with a 60-day notice requirement there to avoid the yearly turnover, and it has rented steadily for 2-year increments ever since.  

I plan for them yes but I could have bought 2-3 more rentals instead of throwing it away in the mailbox.Currently not fanciable, great credit, good income.Almost December- Sounds scary so far but, I have risen to #3 broker in my firm.

Three question financial literacy test  If you know someone who has lasted more than ten years making 20% COC return and has continued to steadily expand their real estate holdings please provide an example.    

I wouldn't want to discourage you from your goals but if you're just starting out getting a SFH or a duplex will get give you the experience you need with exposing you to less risk than managing a 4plex.You bring up several good points - yes prices have risen in the Phoenix metro.

I do about 2500 per month in marketing and we are steadily growing.  

I prefer the real estate, and over the years it has not only provided a nice steadily rising return even after going to professional management, but is worth so much more than where we purchased it, a nice inflation hedge. 

I like steadily paying more than my mortgage to upset the amortization while setting aside another chunk for investments. 

Say a tenant is at 20% under market rate because they came in with a discounted time and market has risen a lot, AND there a good tenant you want to keep.