I'd like to be able to refinance in such a way that covers his investment within a few years of the purchase.Income Source: 1099 independent contractor, I begin in 1 week (am in onboarding) and will be scaled up in client load each month, to 55k income within 6 months of employment (and higher if I choose to take on additional clients).

Just Google Myrtle beach crime statistics and they jump off the screen as "FBI says Myrtle Beach third most dangerous city in America".

I used to teach statistics to MBA students, and I would tell them that five opinions is way too small of a sample size to get anything valuable out of it, so let's make it six opinions: People have been telling me that it was a bad time to get into real estate since I started buying up duplexes in 2013, and that I should wait until the market cooled down before buying.

Another big goal for me this year is to pay off the rest of our debt to help us on our way to financial independence.

I am in Santa Cruz and the Monterey Bay / Silicon Valley area and the market is still a seller's market with little inventory compared to past statistics. 

The owner of the land is most likely not going to split the land before selling it to us.I prefer not to be a legal partner with that person, as each of us is going to have a different business, but I would like each of us deal with owner of the land and also builders to some extent independently but still harmonically.Without having a formal/legal partnership is this going to happen?

One of the biggest problems when estimating a financial independence number is people underestimate health insurance.

I work as an tax accountant and have independently researched the issue of Self-Directed IRA's as a matter of both professional and personal interest.You not only can have a self-directed Roth IRA but you can also have a self-directed HSA and even a self-directed Coverdell Education Savings account (although the small contribution amount allowed for this one limits it to niche applications). 

Also consider Americans are often big people (statistics say well over 60% are obese or overweight), and a queen is just unbearably cramped if you're bigger than the ~1940's average adult when Queen and King size became available.  

Locally we are seeing tremendous appreciation at literal record rates - a statistical fact not a pontificated statement - and yet wage growth for the middle class isn’t growing at that same rate, not even close.