@Mark Lange I suggest learning the definition, purpose, and application of the formulas below.

It is the easiest money you can make and is invaluable for acquiring financing.I would suggest you find another job asap.You can not transition from a W2 to self employed till your NOI is at least 25% higher than your W2 income.

But I met thousands of folks from all walks of life and I'll bet less than 20% were totally self sufficient on passive income. 

What's the ROI look like (for self-managing)?

I recently left my W2 job and want to transfer my 401K over to a self directed IRA.

I can not guess what score any individual may have therefor reject any applicant that does not have a score.One principal I have always operated on is to never work to try and make a applicant acceptable.

You also don't want to put your self in a bad economic position with your first property. 

I have two very promising candidates- one is with section 8 and the other does not.I handed applications to both.

I probably didn't expand my search enough geographically (limited myself to properties within a 30-minute commute of the Irvine Business Complex where I worked at the time), but I couldn't find anything that would meet the FHA self-sufficiency rule.Fast forward to 2015, and I eventually found a 4-unit to house hack using FHA, all the way up in Santa Clarita.

As I am able to self fund my office space without bank assistance, what should my focus be in finding a space?