And I know exactly what you mean about the REI game here in So Cal, prices are pretty crazy, especially compared to places like Chicago, Detroit, etc.  

The Gross operating income is without any debt service (P or I).What's funny is the duplex numbers are better than the comparable SFH numbers I have in columns D and E, for which I'm using the 1% rule, which I've heard is a tough number to achieve.

It's also a relatively inexpensive area to live, especially compared to CA.

How does the ARV compare to the comps?

The top end contributions are the same as the SEP, but you can get there on less earned income due to the combination of employer profit sharing and employee contributions.A Solo 401k is also not subject to taxation on debt-financed investments which an IRA is.The structure that provides you checkbook control in the 401k is more direct and therefore generally less expensive than the comparable IRA owned LLC.For the most part, if you qualify for the Solo 401k, it is the best overall solution.

Compare to PITI - P&I, 30 yr fixed.

I actually think it's ignorant to believe one is truly better than the other.It is inaccurate to simply compare purely numbers for ROI.  

I have a specific project in mind and would love to find common goals and compare notes if you are interested in this field as well.

Only problem is I don't know if it takes like over a year to sell a house in those boonie areas compared to Toronto where you can sell a house in a day. 

What would a comparable piece of land with your house on it sell for (take the emotion out of it and forget about the business application for the potential buyer.)