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.

Another fundamental point is considering how much total interest was paid to the HELOC over a period of one year while its balance was steadily reduced from $10K to zero...In other words, what is the RATIO of interest amount skipped ("saved") to the interest amount paid (not saved) to the HELOC?

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.  

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

Rents are steadily increasing, especially through subsidies.

The crime rate is low (compared to other locations around the area)  and the rental rates have risen in the same range as the sold values (3-5%).

The thought of being locked into a fixed or near fixed rental rate for 10+ years while the dollar is steadily depreciating led me to reconsidering residential properties with one year leases, and that's where I've been investing in the last 8 months.

We are taking a slight loss each month, but the appreciation so far has made it worth holding onto and the rental rates have risen fast enough that we should be cash flowing within two years.

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