sounds like you're being thoughtful about this and you got some really thoughtful responses back, including from@Travis Timmons@Michael Dumlerjust to pile on - it is very, very difficult to, in the short term, replace W2 income with income from long term rentals. 

Include appliance replacement amortization in your deal breakdown.

Glad to hear things are going well...Learning can stimulate tremendous growth in a very short period of time depending on how you use what you learn.One thing I'd highly recommend doing, if you haven't started doing so already, Is to download audible and start listening to books on the areas in which you're looking to learn/invest.BP has published many very valuable books on many different subject including BRRRR, investing with little/no money down, estimating rehab costs, property management... to name just a few.This is a journey, not a sprint, so take your time, adjust to being in it for the long term, and FOCUS!

With over 18+ years in Real Estate including wholesaling, investing, flipping, etc.... drop me a DM with any Michigan qustions. 

So if you ask today about a deal that's not fully completed, the total return (which includes current valuation) includes a minus factor.

Resources including books, forums, podcasts and personal experiences  would be very much appreciated!

Particularly be sure to include your goals for real estate investing so that folks can help you. 2) Follow your favorite forum topics and set up keyword alerts!

Rarely covered in the version that's turned over, but important edits will set expectations, payment schedules, and includes specs/allowances.

It may also be beneficial to require a co-signer for the lease, especially if the tenants are college students with limited credit history.When writing up the lease, clearly outline the rules and expectations for the property, including noise levels, guest policies, and maintenance responsibilities.

I hope to have my book published this summer and it will include all these great tips and more!