Here's a bit more in detail about how rates are calculated for DSCR loans:1.

I got to ask these investors that I have been following for years industry specific questions .I asked Brian Murray and Brandon Turner market specific questions regarding cap rates.

I think the answer likely falls in this: what does the market call for in that area and type of home, and what are successful PM companies doing to reduce vacancy rates? 

But wholesaling is active income, not passive.With a good savings rate, you could replace your income in under 10 years through rental properties, but it will take a lot of hard work and not be fully passive.

At current interest rates, the new mortgage would be more than our current home to move into this smaller house.

Remember, the magmt , advertising etc is the same-whether 50 units or 500.

Even finding a distressed property rarely leads to enough cash flow to make it worthwhile, especially in today's high-rate environment.

However when he retires and I need a new manager, is there someone who may work for 5% or flat rates when he needs to meet with me or tenants,  and be a part time manager as I have decribed above?

They may want to come back and settle with you, to take it off their credit rating. 

But I think this is just the running rate.