Not sure how investing in other peoples flips would generate passive income for you to retire therefore starting with turkeys sounds like a better option for you

Using the BRRRR method is a very powerful approach to start RE investing.

@Chris A.Isn't this just called "bargaining power" in Econ 101?

In which cases should you apply these formulas (I.e. flipping, rentals, turkeys, vacancies, etc.)?

It's just that they have no bargaining power to change the terms. 

That's the power of tax deferral and compound interest.Besides 1031 has been in the code since 1919ish. 

I'd be a little cautious about leaving power tools for a tenant to use. 

Assuming you go FHA, your down payment is back down to 3.5% which expands that purchasing power, and with FHA you have to pass the self-sufficiency test on 3-4 unit properties. 

We just presented at the recent Opportunity Zone Expo, and one of the creators of the OZ tax laws, Steve Glickman, described this legislation, as the "most powerful tool in the entire tax code."   

In evictions and judgments, a judge's primary duty is to ensure there aren't abuses of power happening.