A few serendipitous things happened: --I found a lender who understood what I was doing and would make me multiple loans (up to 10) if I so desired and had sufficient down payment and debt coverage (they only wanted to see 1.2, my properties were closer to 1.8 on average).

I completely understand, and the information you have should be sufficient. 

If I write up a contract stating the purchase price, appraisal/financing/inspection contingencies, and time line and we both sign, is that sufficient? 

Kevin do you think being in your industry makes it more feasible to find these deals or is MLS/Zillow sufficient?

Down payment large enough to cover the costs of a foreclosure and interest rate sufficient to make it worth your time.  

A Non-Accredited Investor is anyone that does not meet the above standards.A Sophisticated Investor is a type of investor who is deemed to have sufficient investing experience and knowledge to weigh the risks and merits of an investment opportunity.SEC Rule 506(b)*Permitted Investors: Accredited Investors and up to 35 Non-Accredited Investors, as long as the Non-Accredited Investors are “Sophisticated Investors.”

It is just cumbersome to go through all of the files and I did not find something that was sufficient for apartment investing.Good Luck!

The R-1.5 zoning , would allow the use of a triplex with sufficient lot area with commercial plan review and permit for new Certificate of Occupancy.

With that being said, based on what I have read and people I have talked with, I believe a $5,000 cash reserve per property could give me a sufficient cushion to handle routine maintenance.

You have enough income to satisfy most so increasing it is not  necessary.Do you have sufficient equity to liquidate and get out of real estate entirely to actually retire.