You will essentially still be a renter except in your own property.On the other hand you may choose to be a speculator, one dependant on a growing market value to attain your return.

A 10% return is attainable, and your strategy should depend on your long term goals.

Some of these loans are attainable the same way a traditional mortgage is obtained and can require a little less in downpayment.  

You're also assuming nearly 2% for rent which is always a good thing and hopefully attainable.

I am in the process of attaining my RE License.

So hopefully she give me insight to what niches are more available and somewhat easier for me to attain.

What is preventing me from attaining?

To get a brokers license (in PA) you have to become a real estate agent (60 hours of course work plus test), then attain the necessary experience as an agent (both time in the market and deals done) AND complete another 240 hours of course work.  

and a larger property might be less attainable for us if mortgage rates jump say 2-3% over the next 5 years.Everyone's expert unbiased opinion (not political opinions please...not trying to open that can of worms) is greatly appreciated! 

Here in the midwest, you need to shoot for higher rent to value ratios than you would on the coasts and they are certainly attainable.