But, it does show that the assumptions you make when doing your modeling about inflation's impact on your income and expenses can be far reaching over a 40 year analysis.If it matters, this was based on a property in Severance, Colorado (near Fort Collins, Windsor, Greeley areas) but I don't think the property in this example has a huge impact on the difference between the scenarios.

I am looking to start a portfolio and a team, beginning with an apt real estate agent will be the cornerstone of that team - which I hope to hold for several years and several sales. 

You can list several properties as a 1031 backup if I am not mistaken. 

Our SFH rental in southern Idaho was severely damaged by a fire.

Usually those deals are for folks who have been with them for several years and are proven investors.My guess is, if you're going to be a "cash" buyer, is you'll need to have funds in hand, ready to settle. 

He submitted his plans several times in the last 30 years but voted down.

I've bought several investment properties and never relied an a proforma or anything provided directly from the seller or agent beyond current leases. 

Focusing on income over appreciation as this is our retirement, although my wife and I have several non-RE streams of income. 

I went to several meet ups in town and meet a hard money lender who gave me the 50k.

I know several that hooks up newbies.