Replacing what you earn/your lifestyle will take more time and effortFor me it was easy to replace minimum wage with rental income and flipping   My sister on the other hand, making probably around how much you make, proved impossible for her and she had to wait to retire until she was in her 60s    I, on the other hand was able to retire in my 40s because of a more modest lifestyle for you and most people the rental route is a long route.  

If you have a problem charging market rent, ask your wife if she is OK working an additional 5 years before she can retire so that you can charge your tenant well under market rent. 

I didn’t have much for savings/retirement and lots of debt, yet I bought 2 sfh in the first year while making plenty of offers for another.

I don't do the refinancing as I plan on retiring in less than 10 years and want some of my places paid off, so they have higher cash flow. 

Otherwise, what's in it for them when they could have one, stable and vetted tenant in there for 12 months?

Matt be too expensive though.Also, discuss with PMC and attorney what assets and stable income the tenants may have.

Real estate is surprisingly stable.

Joshua, I'm a retired RE Appraiser.... you used to be able to build a duplex up to a 4-plex with a VA and FHA loan.

Property was found off market from a seller looking to retire.

I also have 60k in a retirement account.