Finally, not sure how you're factoring Depreciation, but combined with all of your Expenses deductions, you're not going to pay any taxes, at least not initially. 

I am thinking combining all 3 of my fourplex into one LLC.

I realize its not the 3rd party's 'fault' but the function of the ACH transfer makes it too easy to get burned. 

Everyone is aware of the distressed properties from the recession but not many people realized the distressed craftsman that became available and were looking for opportunity.From the partner selection forward, everything functions just as a large corporate entity.

One problem I see is that your building is going to be massively plumbed and wired on to get a functional brewery running.

It used to be 2 condos which are now combined in 1.

Most investor lines of credit will limit their Line to you based on a 80% Combined Loan to value (meaning adding the first lien and the 2nd lien together).  

A single family home is likely more management intensive than a NNN deal, but even a NNN property may require some degree of administrative functions

It would take a while to get to the point where it is going to generate 3k per month, but it is possible.If you are pre retirement age, then you wouldn't want to invest with the intention of using the earnings to fund current living expenses.There are many avenues and it may take a combination of different ones to reach your goals.You could also consider partnering with one or more other people so that you are not coming up with all of your own money to fund your deals.Good luck on your journey!  

(knocking out a wall and combining 2 bedrooms).