@Mike DornemanOur plan was to factor in an average of 1000$ a year per property for maintenance, and yes garbage , water and sewer will be on the tenants.

Now, in addition to the IRA quarterly maintenance and filing fees we keep getting emails stating that we need to pay a yearly fee for them to be our transaction reviewer.

The yard maintenance would otherwise be $80/mo to hire it out. 

In your scenarios, you have one set of properties that cash flow, but may require some capital expenditures down the road and you have another set of properties that may cash flow, but won't require too much maintenance; but they're in cyclical markets.  

Projecting a 6 figure cash flow annually, I decided to take a more aggressive approach into the investment world.

It is a a mess, several years of deferred maintenance and a couple handfuls of loose ends tossed in for extra measure.  

@Kiku Yamaguchi, I think that you're saying that the apt you are selling now is a rental and you want to 1031 into something that will get you closer to the $30K annual number you want in order to be able to scale back your work life.If that's the case you don't have to reinvest into any particular type of real estate in order to benefit from the 1031. 

I am no longer working full time as an agent, but when I was a few years back I was closing 70-80 listings annually.

Annual income =12 * (scheduled rent + other scheduled income)Annual expenses = 12 * (fixed expenses + variable expenses, vacancy included)Cash Flow =Annual income - annual expensesNOI = ?

If you're dead-set on making a down payment like you talked about, I'd be looking to get your CoC % above the average of the S&P 500 long-term (i.e. greater than 10% annual ROI) otherwise you might as well just invest the money in the market rather than RE.