In a perfect investor world if you can save enough funds to buy your property's and the upfront cost they require, and have the borrowing power to at least get 5 property's under your belt before you have to start getting creative.

numbers look great, I agree that you should include the PM figures (just because you're doing the job doesn't mean you aren't paying for it) Deal looks perfect.

@joseflores what you said about trading sellers for comps makes perfect sense!

A secured debt is one in which you sign an instrument (such as a mortgage, deed of trust, or land contract) that: Makes your ownership in a qualified home security for payment of the debt,Provides, in case of default, that your home could satisfy the debt, andIs recorded or is otherwise perfected under any state or local law that applies.In other words, your mortgage is a secured debt if you put your home up as collateral to protect the interests of the lender.

Thanks perfect @Amy Ranae I used Bell Mortgage on my last purchase but made the mistake of putting down 25% to get the lower interest rate. 

Might be the perfect opportunity for testing out a small modular home (and creating more cash flow!)

In a perfect world also furnished but I've noticed those are hard to come by out there.

I do not have time to calculate with perfect accuracy but using rule of 72 I show an 9+% annual return on the appreciation versus purchase price.  

That being said, in a perfect world, you could buy $1.2MM worth of real estate with $300,000 down (assuming you meet u/w guidelines).

Then, as experience and opportunities arise, you can work on improving those returns (and modifying your goals).Don't let perfection get in the way of progress!