Do not accept anyone that is unable to produce that licensure. 

Selling income producing assets at the beginning of retirement seems to be a bad precedent, especially ones that do well with inflation.I'd diversify by going with the real estate approach if I was in your position as your current retirement plan is heavily reliant on the stock market.

So $1k/mo in gross rental income should produce about $500/mo NOI ($6k/yr). 

@Bo Kim  Nathan Brooks is great at what we does however the Results @Sean Tarpenning are producing is amazing for 2 clients I recommended in the past month.

My primary goal is cash flow and out of all these units, my duplex produces the best.

Hi, went with JP and they let me go a month or 2 later as i was new and had no network and was not a producer.

The zero money down is the most appealing part to me just because I feel cash is king and try to keep a healthy amount liquid at all times. 

Not just a good deal or a deal that is minimally profitable, but one that carries the lower amount of risk that we require and also will produce enough profit to make it worth doing.

It is so rewarding for me and think that you can remodel, produce some good equity.

You can calculate a cap rate on anything that produces NOI but it would not help much in determining whether it's a good investment.