The only investment that doesn't produce at least 15% ROI is one of my single family houses. 

If you can get a condo for the right dollars that will produce positive cash flow and have upside in a resale then that's the game you play.

Give me three or four bullet points on why each is better or worse.I'd like to give you 3 or 4 bullets but I only have 2.We stopped purchasing single family homes to hold because it always bugged us when a house was not producing cash flow because of a vacancy.  

I plan to calculate the investment cost at a point that even renting to a single family would produce some cash flow.

Essentially I would be into the property with no money down after a year and in five years own it free and clear and it would still be producing income that would go back into the ira.  

As an agent, I wish to specialize in working with investors looking for income producing properties.

I am self employed, have produced video freelance for over 15 yrs, and have been pre approved for a 150k loan...but my issue is this: i live in a nice SFH, been renting far too long, and my landlord is considering selling it to me for around $140k. 3705 Ives Way Norman, OK 73072 is the address.

If they (the seller) can produce clean title within a day, you would have the ability/willingness to buy it that fast?

From my experience, the short answer to your question is to utilize the research work produced by the major institutional players in the field. 

This is different than with rental properties or non owner properties where the income is netted against the expense to produce positive qualifying income or expense.