However, will keep my eyes open and they are also in case someone is falling behind on their payments, needs the cash, etc... and would sell for a great price.

Then I was offered a 6 figure job that I was eyeing before I even knew I would ultimately leave the military.

Actually, anything's as good as cash in the seller's eyes at closing because, in the end, they'll get their money.Jon's right that you should get a pre-approval and discuss terms with the lenders first. 

How dare you offend our eyes so?

My rent estimates are very conservative based  on the fact that they're almost no properties similar to my properties for rent currently and the few I compared are way above mineI calculated everything annually.Based on if I buy it for $225,900 (asking price)IncomeAssuming everything goes according to plan:$8,400      rent from mother in law suite $15,600    rent from single family$34,320    net work salary -$480  Vacancy                   $57,840  total incomeOperating Expenses$9,180      Single family mortgage $12,000    Duplex $15,000    Utilities/Repair/Insurence$4,000      Tax for both property         $40,180 total expense Net Operating Income: $17,660Cap Rate:  7%I feel like the way I calculated all this is unusual because I included my work income with total annual income from properties which obviously skews the numbers but in my situation with my goals its acceptable in my eyes.

Sometimes it takes another eye to slow down.That being said - my best partners bring stuff day 1 on the market or off market deals. 

My wife is going to check out the property tomorrow with an eye towards the building's location on the property. 

@Jose Gonzalez Definitely bring a contractor or home inspector with you to a property before you make an offer at least until you’ve developed the sort of eye for repairs and pitfalls that a seasoned investor has.

We are still keeping our eyes on the market out there.

Keep an eye out for bargains.