San Francisco is the culprit with sky high rent and a lifestyle to match.

I appreciate it and will do my due diligence to enhance myself.

As someone else mentioned, your question is more of a book topic.To give you one specific data point that I hope will be helpful, in short, if I was your client and you found me a small multi with a current GRM of 12 (that I could get closer to 10 with some improvements/mgmt), and in a local neighborhood with "will always be a renter" residents, and a few other attributes I favor, I'll buy it, throw off 5% free CoC return, and a 5 year IRR around 15.There's an insane number of variables that go into me having these specific requirements, but this is the best optimization I've done for my lifestyle, situation, personality, and risk appetite.  

As someone who moved to florida from DC for financial and lifestyle freedom, i can say it is totally personal preference and how you and your wife set up your finances, your income and the cost of living in the area.

To be truthful I want to create a lifestyle not only for me, but for my children's, children's, children's benefit; so they can benefit from the work I put in today. 

Multifamily Millions by David Lindahl and LIfestyles Unlimited Inc.

I am looking to make a DRAMATIC enhancement in property value within my local community and possible communities through the US.

I am eager to continue my research and learn as much as I can through the podcasts as well to enhance my knowledge and get the ball rolling.

I'll be buying my first rental in the next 2-4 months, spending the time between now and then reading/researching as much as possible and getting some work out of the way.I figure my wife and I can buy 200-300k of rental property a year using the 20-25% down rule using excess income and not having to alter our life style and not over extending ourselves.  

My blog/website is about long distance self management, landlording, investing in class A investments, investing in a transient lifestyle, etc.Good LuckLook forward to seeing you around!