I currently work full time in another field, but my long-term goal is to create my own business doing buy-and-hold, construction / renovation, and land development.

No matter what we do next that is a goal of ours.  

I am in Marin County and have similar real estate goals as yours.

SFH: 53K purchase price and 850 rent, After taxes, Insurance, management, maintenance, trash and vacancy your looking at 483 a month cash flow. 10% cash on cash return.https://www.biggerpockets.com/calculators/shared/799536/883374da-28f1-4c6c-8db3-66a54da2a19c MFH: 95K offer with 45% down probably could raise rents a little to get 1400/month After all the expenses plus the debt service you're looking at 528 a month cash flow with 12% cash on cashhttps://www.biggerpockets.com/calculators/shared/799536/92455a43-f803-4687-a155-214530dc54d1MFH: 95K offer with 20% down drops you to 401 a month cash flow, but you only used 26K giving you 18% cash on cash return leaving you with 24K to go buy another place... https://www.biggerpockets.com/calculators/shared/799536/37e0d7d1-2628-4c90-9978-7af38635110dDepends a lot on your goals.

I am striving to remaining in compliance with company policy, HUD, and the CFPB, although the goal would be to eventually replace my current income so there would never be any issues operating in grey areas.

My end goal is to acquire as many as possible for long term passive income.My question, as the title suggests, is how to properly analyze a deal and what MOST folks like to use as a measuring stick to be considered a good deal.Brandon Turner says he only jumps on a rental that will bring a 12% cash on cash return after everything is accounted for (PITI, vacancy, maintenance, cap ex, management, etc.)  

My plan is to purchase things in cash and to find single family homes with the goal of renting to families.

My current goals are to continue to acquire cashflowing deals in my local market, build up experience and with continuing growth and confidence expand to the point where my family is financially free.First off this community is amazing and has been a huge motivator to change my view on my investments.

My goal is to establish a working map with many major cities in each state filled out with an agent that wants to work with investors (or residential clients). 

If you are, I suggest you narrow it down to one, otherwise, no one (smart) will invest time into your goals.