Ask your employer if you can have your pay split up into three deposits, one to investments savings, one to your checking account for personal use on a daily basis, and one to an emergency account you can tap into so you don't have to tap into your investment savings.

If you have your own business/self-employed you might qualify for a Solo 401(k) or multi-participant 401k whereby you can self-direct into real estate with those funds. 

@Jerry Chilimidos, I see that you are self-employed.

Neighborhoods near major employers like the AFB often provide reliable rental demand, which is a great foundation for a long-term hold strategy. 

The property is only 9 years old so that's why I put only $10k also, they are opening a new company that will employ thousands of people nearby so that's why I put a 6% income growth and only 3% expense.

For instance, sourcing cash flow deals is essentially nonexistent in affluent metro ATL markets with high employment, exceptional school systems, and attractive nearby amenities.

I would look for reviews on Zillow, Google Maps, Yelp, Experiance.com.To look up their license history you can use nmlsconsumeraccess.com, licensed and registered Loan Officers have to report a 10 year employment history.

.- We're also looking for consistent employment, which is needed for consistent income.What are you doing to identify fake paystubs & W-2s?

Interest rates and cap rates change, competition changes, your PM ends up being horrible, lots of variables.Just to throw you a monkey wrench, in your killer spreadsheet does it include the credit score, income, and employer of every resident? 

For house flipping, consider an LLC taxed as an S-Corp to reduce self-employment taxes by taking a reasonable salary and the rest as distributions.