I have been using a few methods to analyze deals here in Oahu towards my second property although some are a bit difficult to achieve here:- 1% Rule of thumb and The 50% rule- Cash-on-Cash ROI - Cap Rate- GOI- GRM - OERI have not used IRR or MIRR but ill definitely try to learn and implement it.

The reason for this is that there are many ways to achieve success in Real Estate: not 'one' path is necessarily the "best" path... it all depends on your time horizon and your risk tolerance.  

I would say it will likely be difficult to find a property that meets those numbers day 1 (mine didn’t), but if you look for value add through under market rents and a neglected property in need of repair, then you can achieve those numbers plus some.

I am a recent college grad and my goal is to begin investing in rental properties to achieve financial freedom.

SFH that is tenant occupied -- keep in mind that you must vet the status of the tenant so as not to inherit someone else's problem.Figure out what you are trying to achieve and then look for what fits that.

Happy to give more direction once I know what you're trying to achieve. 

Do you see a better, more efficient way of achieving the same goals?

Be it through investing your net worth into stocks or real estate you MUST make your money work for you if you want to achieve financial freedom.

The business strategy I was hoping to achieve would be to flip a few properties each year and take those proceeds to buy a long term hold property in the same year.

Lastly, how we can help each other achieve our real estate goals.