I'm always happy to offer my own advice too, though as it stands, unless you need advice on experimental design or assay optimization I don't know how useful my advice will be. lolBest,Matt

It is optimal to do 20-25% for 4 plexes in order to see DCR above 1.4.

Perhaps a portfolio minimum average rent.Create a marketing plan.Learn search engine optimization so your company can be found easily on Google.

In addition, Danny, who is a computer geek of some sort (Sorry Danny, but I do love your story about what drove you from geek-world to flipping) uses his flipping experience to optimize a website for what we all do.....wholesaling, flipping, getting leads...the website is so user friendly it allows you to tailor whatever you want to focus on,wholesaling,  RE selling,,,,and it comes crystal clear videos narrated by you guessed it Danny the ace flipper ;)If BP was amazon, i'd give it 5 stars.Nice addition to BP.

*Why* is it so horrible that the gross annual rents come out to a quarter of my optimal buying price? 

My first property was in a less-than-optimal area and, although in Japan, this isn't nearly as bad as it is in the USA, it was still a lot of pains for a first deal and a steep learning curve.I'd advise against it, even if it means waiting a bit longer for the right deal to turn up in anywhere that's even slightly better than what you're describing - basically a mini-warzone, from the sounds of it...

Do you think there is an optimal sequence for upgrading your rental property?

Leveraging produces greater overall returns, less cash flow, and increases workload since you are controlling more properties.De-leveraging reduces returns, increases cash flow, and decreases workload since you are controlling fewer properties.Pick your optimal point on the spectrum for your own goals and values.  

With that in mind, how do we optimize our cash vs. car loan?  

I try to optimize around what saves me time.