I expect high 3800-4100. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I have not come across a rate that high.

@Jaron Walling My guess is you are probably spoiled having gotten into the RE market before this high tide? 

The location is growing and its the safest city in that entire county. home-ownership rate is very high like 85% most of the homes were built in the last 24-36 months.

To go even further, virtually anyone in real estate ought to find the prospect of more people, at least from a financial point of view, highly desirable.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

However, I would highly suggest that you look at larger homes whichever community you look at.

I'm still learning about what's realistic and possible, so I don't have this number yet- minimize taxes- protect liability exposure- if SDIRA is the right answer, the fees for custodians looked high - but moving the money will means saving my capital against market loss in my current Roth at the next downturn, so maybe the fees pay for the added security and additional benefits of REI.It's helpful to write this out.

To help in your search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.