) and while we've decided that I am going to take the pre-license course, I have a friend that is an associate broker that would be able to work with me if I get a real estate license, but I told them that I won't be able to go full time as I need a stable income/benefits right now and laid out upfront that I can work after hours and/or help out with whatever task during the day as needed/if i can. 

@Derek Askew Prospective occupants have a very short shelf life.Try booking 3-4 appointments all back to back on same day and usually 1-3 will show, eliminates the possibility of a complete waste of time.I noticed if I book an appointment more then 1 day out, there’s an extremely high chance it’s a no-call no show.Another member mentioned this, but great idea to confirm the potentially interested party is still coming the day of the appointment.Ask tenants to do a drive by first and if they get back to you afterwards, you know they’re more serious.If still having issues, I would likely lower the rent some.

Housing prices are fairly stable historically, and to the extent that I need to live somewhere, I might as well gain both experience and purchasing an asset while doing it. 4) In this ever-increasing technological society we live in, I might not be living in the same place for 30-years like previous generations.

Obviously the fact that they put so much in bonds is why the investment is stable, but also doesn't add up when you consider bonds pay lower interest.This is why the math doesn't work.

The assumption here is that your asset has a shelf life, and will need to be replaced (like machinery in a factory).

You will pay 500-600k for an 8 flat, spend 200K sprucing it up a bit and get the nice cash flow from an attractive, stable building.

However, if you want a long term, stable investment then the 1% rule may work for you.  

Also your shelf life of the property will last longer, youll have a lot less maintenance costs, youll generate a buyer/tenant quickly, and you can rent/sell for the maximum amount in the area. on the flip side, you wont have as much equity as you would if you bought low and sold high.

But if you shock them with a huge increase, it may be something they can't immediately afford and you lose them.I'm generous with good, stable tenants... and I have found it ALWAYS pays off with longevity. 

By consideration, you would then need to research the area to determine vacancy rate, class of tenant, if market trending up (appreciation)/down/stable, is population increasing/decreasing/stable, is population getting older/younger/maintaining, etc.I suspect someone provided you very optimistic numbers that the 50% rule will expose.Good luck.