You really want to narrow your focus on one particular arena that way you can spend more time learning the particulars and the nuances so you can achieve a higher level of mastery. 

@Brian J Allen I have definitely thought about house hacking in central mass, would this be achievable within a $250k - $300k price point?

If you can find a good candidate RE, then BRRRR is a way to achieve an early initial return that helps get you to the point that rent appreciation results in good cash flow. 

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?