You need properties to do that. 

What do you need help with?

I do all the property management, and it is still a breeze.  

How has it been going so far?

It turned out this was his first time appraising one.

Then refinance at 80% and buy a few more and do it again. 

If you can't find a property that cash flows with real underwriting numbers, 8-10% vacancy, 8-10% property managment (whether you do it yourself or hire someone, you still need to account for that time/expense) then don't buy it.  

I know I can't have it all but looking for a stable appreciating with some cash flow and a turnkey SFH.

The reason to have comparables is if you are representing someone or perhaps purchasing a house for yourself to live in.

I know you might be saying to yourself “Why would he invest again?!”