My goals are pretty simple, live off of passive income targeting a minimum of 100k a year, and employ my boys in the family business when they are older.

Obviously the first example is quite generous no matter how you slice it, but that second example is pretty lean (or at least I guess it's comparable with a moderately performing long-term rental), so I'm guessing that there's a line somewhere in there that maybe I should target to keep above as I do my math--12%?

I'd be putting 5% down for an owner occupied loan and do a lipstick type remodel plus the ADU conversion and target a 750-775k reappraisal.Somewhere along the way, I was approached by a friend with an opportunity to buy his rental in Spokane (5 hours across the state) off market for a pretty good deal (155k).

I’ve completely mapped out multiple dates and I’m confident I have at minimum 95% of all the mom and pop targets.

An intelligent buyer does NOT buy at a TARGET cap rate. 

Every waterfall model I've ever done has used IRR targets as hurdle rates. 

GoogleAds - This can be expensive also, but it can generate specifically targeted leads.11.

Talk with a fiduciary advisor to see if whole market index or target date funds might fit your investment needs.  

Prices are down on them...so I wouldnt target buying a condo for appreciation.

Before this even started the Federal Reserve adjusted their inflation target from 2% annually to 2% averaged, so this year when we were at 3% even using their BS numbers they were still trying to push it higher.