Do you solely want a cash flowing rental, or are you looking for long-term appreciation? 

Then eventually going more into cash flow and replace some working income.

I think that my interests right now would be investing in farm land or buying a home to rent out for cash flow.

all the time, so I try to every now and then share it with others and answer any questions.Location: Metro DetroitPrimary target: Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: 1%-1.4% rule dealsROI: 8-14%Cash flow: $150-$300/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-7%+ (has been double digit for last decade)Location: C+, B-   Some Notes:- I don't actually save 15% for vacancy, maint, capex any more.

thats great advice thanks for giving me more metrics to take into consideration.

They cash flow from Day 1 and improvements can be made while the "guests" are on site. 

Combine this website with podcasts, books, and first hand experience (walking properties, calculating cash-flow, making offers, going through closing) you'll get a free education on REI. 

So far im just picking random tri and four plexes from zillow and running the numbers on them to see if they cash flow but i feel like this isnt effective.

At $1,500 this would cash flow $550 a month. 

If so, does the rental income give you any extra cash flow, or at least cover the large majority of the mortgage/expenses?