had fun but financially speaking was not the greatest use of my purchasing power vis a vi my income in those days. 

I am considering the possibility of selling 4 duplexes in 4-6 months and looking in to something larger. Sale would be around $1.5M so that's the starting price for the next property. I like the idea of larger multifa...

Ultimately it's up to your comfort level. 

The good thing is BRRR's really work at any level.

Additionally, I'll be debt-free by then.I currently live in a suburb outside of Denver with my parents where real estate is quite expensive for entry-level homes.

My issue is not so much the cost of the umbrella policy, but finding insurers that will provide the level of coverage we desire (they believe we are too high risk to provide us the coverage that we desire). 

Your labor is not accounted for unless you are paying yourself as a contractor and picking up that income at the individual level.  

@Khaled Seirafi it depends on the occupancy level. 1 vacant out of 25 (96%) almost all will, 1 out of 5, significantly fewer.

Ft.Total price $600K @5% downOnly appliances included, no furniture included. 2 floors, with 2 Beds on main level and master on 2nd level.

But for your income property, they'll give greatest weight to the income method (the one based on NOI and cap rate as you said), as they should.You wrote "NOI divided by the Cap Rate" but keep in mind, the appraiser will use what they feel is a market cap rate, not the cap rate when you purchased the property or a cap rate you want them to use.