Keep in mind taxes go up as do rents.

Keep that in mind and just proceed with the utmost caution. 

Keep in mind we are a "Mega PM", big staff big unit count, so it's a lot different then the Ma & Pa, but the principles can apply.

With that in mind, I’m considering purchasing four rental units over the next four years to build a stream of income that could help supplement my retirement by age 68.The challenge I’m facing is that the deals I’ve come across so far don’t make financial sense.

Good summary of what your market is looking for but as we all know, each market tends to have its "wish / want" items which differ from market to market.Flow is definitely a selling point but make adjustments come with a cost. 

I'm excited to join this group of like-minded individuals passionate about real estate investing. 

I prefer peace of mind and a smooth workflow.

I know of a lender around 7.3%, but curious what everyone else is seeing.Keep in mind, we're talking DSCR, not conventional.

Gotta know what sub markets can do that though. 

With that in mind, you'd also have to make sure the land you'd buy has water and electric running to it already.