Retail is great, but my primary interest here on BP is that of becoming a flipper/rehabber; I love the idea of taking something less ideal and making it beautiful for a family to live in and make great memories there.

Ideally I'd like to buy with cash&hard money, then refi to a fixed rate 30 year loan with no balloon.

Ideally I could find a SFR and rent it out until we move. 

Well mostly, the motivated sellers I deal with are generally not only willing to sell for a below market price, they are basically willing to give it away.

Ideally we were going to begin our joint real estate venture slowly using the BRRRR.

I'm hoping to start out like many people here probably have, with a small multi-family property (ideally 3-4 units) with little or no money-down (currently reading Brandon's book on the subject).

Ideally, two 4-unit properties but however I get there is fine by me.

Second, if you have read it, re-read it, and more it importantly begin applying the lessons/ideas in the book to your life (ideally along with a great morning routine).Again..

Ideally you or your agent would have access to a standard form that says basically the same thing. 

My ideal exit strategy for the 3 properties will be to fix and flip for a total ARV of 210,000 for the properties with about 50,000 estimated for rehab costs from my contractor who has a proven track record.