Thanks in advance. 

With retirement in five years, your focus should be on balancing cash flow, risk, and tax efficiency.

If you find a Duplex or greater for under $250K and with rents common to the market at or above $1200 a door then you have some cash flow. 

A lot harder to get significant cash flow with those compared to when rates were 3%.Small to mid sized multifamily you can still get cash flow for turnkey stuff with a 20-25% down payment in C and some B areas.

Thanks in advance!

Including the Statement of Cash Flows.  

This also only works for cash buyers willing to buy and hold. 

A common strategy I see with diversification exchanges, is that the investor will purchase the first property cash and the second with a mortgage.

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years. 

Purchase price: $90,000 Cash invested: $60,000 Buy and hold that I still have to this date.