I absolutely LOVE the ambition to do 42 properties a year - and with your estimations on how the process works, I am sure you can. but THE most important aspects (besides the capital sources) is the wheelhouse/conveyor belt of solid leads to evaluate. 

I have 4 SFH deals under my belt: 1 rental, 2 flips, 1 rehab/refinance/rental.

Now that I am in a different relationship, in a different employment position, and have a few years under my belt as a real estate investor I am fully moving into my own period of “It”.

I say all of this after only investing for a year so im still a newbie even with a few props under my belt.

And having said this, however, it's time to realize that while Scott would have you focus on skipping starbucks (which I concur with), and tightening your belt in every other way, my advice to you is - don't sweat all that small stuff.

IE rental properties there is some truth to that but reality is if your only going to put the absolute minimum down required for a loan. there is no cash flow in most higher priced markets this happens in the mid west  rural areas and  rust belt urban and so on and so forth and in those markets positive cash flow is the name of the game.. but a market like hawaii  Nope not with minimum down and a long term hold horizon the owner will make money over time on rent increases and apprecation.

@George Blower - Yes, my spouse did do some work for my self employed business as a 1099.  

I'm up to any suggestions so I can get more experience under my belt. 

Then their profit.. so for a Turn key company to buy it back you would take probably a 25 to 35% hair cut on what you paid for it minimum.Buy and hold turnkey mid west deep south rust belt is a very long term play.. and most will tell you 10 is the minimum you need to get going.

Tenant sign on's are up as well.Most of my clients even if they live in a cold belt state are investing in the sun belt states.