And she never blinked when I went full time real estate investing and being the Dad with a 2 year runway in the bank 6 years ago at 48.

You have a great start and a 30 year runway. 

Bank loans on a lot of deals and then the runway ends and we don't find out until we have several contracts and end up in a crisis.

Is that to short a runway to acquire that number?

And I think you would agree someone with a little cushion has a much longer runway and chance for success. 

Because they hate their job, they want to parachute out before the plane has even cleared the runway.

Really hot markets like Atlanta might still have some runway left before prices flatline or drop a bit but I would be careful of flipping in less hot markets right now.

If you want to name more than three properties (like your situation where you want to sell a larger asset and buy multiple smaller properties) then either     a. the total value of the list cannot be more than 200% of the value of what you soldor     b. you purchase at least 95% of the value of the list.The best thing you can do if you can grab enough runway in the due diligence period of your sale, would be to immediately get under contract for the properties you want even before you close the sale of your old property. 

Run, way too many red flags and seller does not seem realistic 

I built up my runway and have the skills to buy and rehab in a desirable area near where I live and work and then hopefully rent two rooms out to roommates while saving for my next house.I’ve been watching the market for two years now and know which houses are good, what they will go for, and how quickly.