It takes some cash, expertise and effort to turn around an underperforming property.

my airplane partner owns about 1000 acres in roseburg Oregon.. in addition to a big mary jane grow he is going to build these tiny homes... in the city you WOULD defiantly have zoning issues to contend with. its not as easy as just hauling in a park model trailer and start renting it.. most cities would red tag them pretty quickly.

. $10k to $30k over the 35 year period).My question is : would you measure your success based on compound rate of return (looks lower) or based on a simple interest model (looks better)? 

However, commercial is a whole different beast from a financial modeling standpoint than a portfolio full of single family rentals.  

-What if the assumptions in my model are incorrect?

Based on your situation, your best bet is to partner with someone who have both cash and/or the expertise you will need.HML is unlikely given the lack of funds and long term rates usually not favorable.

You can also potentially get listings from leads that don't fit the wholesale model.

I'm sure your expertise in retail marketing will help you on the wholesaling side of things. 

We have a goal to get 5 (10 doors) in 12 months so my wife can stay home and raise our kiddos and eventually We could both do this full time however I'm interested in other ways to achieve this aside from the 25% down conventional model as our capital is limited and even grow faster, could we double our number??

If you can't generate new business you will likely fade out fast.How about working in a subdivision selling model homes??