We can't let our enthusiasm die.We need to be familiar with the whole RE spectrum but, at least at the beginning, we chose one, maximum two REI venues (Ex:Rehabbing and Lease Option).

I've walked both sides of the spectrum and come back to love them at this point.  

., doing a rehab project, or doing the work to find an off market deal where you can negotiate a better price with a seller).In general, the less you put into a property (smaller down payment from you = higher loan to value from the bank), the greater your investment return BUT the greater your risk also because mortgage payments are fixed and they don't care whether the economy is good or bad, or rents are high or low.If you don't already know how to, I strongly recommend learning how to analyze rental properties repeatedly (such as various resources here on Bigger Pockets) until you understand the relationship of risk and investment return, and different ways each is measured.Only you can determine the right point on the risk-reward spectrum, both in general and in relation to your personal financial situation and any candidate properties.For example, a 15% cash on cash return might not be worth it if your debt service coverage only puts your net operating income 5% above your mortgage payments, but that's something you'll have to decide. 

Even if you can find good tenants at the lower end of the rent spectrum, maintenance and CAP Ex is too high as a percent of rent to make numbers work.

Your targets are people all over the spectrum and each needs something different.What do you offer in your first sentence?

My units aren't luxury units, but they are on the nicer end of the rental spectrum.

We already do that with new houses being built because we enjoy it; this is just on the other end of the spectrum. 

I have had 5 heart surgeries, I have degenerative arthritis, I am on the autism spectrum though I am high functioning, and had to deal with a chronic depression for about as long as I can remember. 

Price $500,000.00 $500,000.00 25% Down $125,000.00 $125,000.00 75% LTV $375,000.00 $375,000.00 8% NOI $40,000.00 $40,000.00 5.5% 20yr am Loan Payments $30,955.00 $30,955.00 Cash Flow $9,045.00 $9,045.00 Year 1 Interest $20,360.00 $20,360.00 1.2% Property Tax $6,000.00 $6,000.00 Additional Taxes (35% Bracket) $0.00 $9,226.00 After New Tax Cash Flow $9,045.00 -$181.00 I fear if these numbers are accurate, it could trigger a shift in GRMs and Cap Rates across the RE investment spectrum driving down asset prices, particularly for buy and hold investors.  

The top of the spectrum takes a haircut before the bottom.