@Gary Bahl There are a ton of deal analyzers out there, some more complex than others.

I was in the military, moved into a career in technology and healthcare and have recently transitioned into management consulting.I'm interested in investing in long term buy and hold 2-4 unit properties, possibly shifting to small apartment complexes in time but for now my goals are to 1.) buy 2-4 properties a year to diversify my investments in a vehicle that will outperform the S&P and 2.) have a good mix of appreciating and cash flow assetsI found Bigger Pockets by listening to Paula Pant's podcast, Afford anything but not everything. 

This is one of the deals I am looking at it's an 18 unit family unit apartment complex in an excellent area where the rent's similar will go for higher.Here is the deal:Asking price: 2.8 Cap Rate: 6%Avg monthly rant of all 18 rental is: $1200 * 18 = 21600 a monthYearly revenue of $259,200Vacancy: 5% (12,960 ) - I know this is lowNOI: 246,240Exp: $74,000 a  year (30% of the NOI) I know this is low as well. 

@Eldon HongoThe use of debt-financing such as a mortgage in your IRA is a more complex strategy, but one that can really boost the returns of your IRA.There are two key considerations:The debt must be non-recourse, meaning no personal guarantee from you. 

There are several reasons for that,   summed up they are:1)  the duplex is the oldest property (pre-1900) and while well maintained,   is economically and functionally obsolete2)  Located on L2 zoned land  (4 townhouses,   small apartment/ SEDU complex, etc) would be allowed on lot.3)  I was ready to end house hacking,  I had lived in one unit of the duplex since purchase4)  Lower unit (one I owner occupied) not habitable per Seattle rental inspection ordinance.   

@Mark GibbsTaxation on notes is complex.

My ultimate goal is to own multiple large 100 plus unit complexes. 

there are few things in real estate that are more complex than buying NPN on owner occ properties.. 

It is fairly complex, especially for a first time house hack investment.

If you are looking to wholesale these deals, just know that your buyers are going to have to put a quiet title process (quite a few thousand dollars depending on the deal complexity) into their calculations to get the property's title clear, marketable and insurable for their end retail buyers.