All else is perfect and I love my home.

Passive income is key.Thank you very much for the insight, everything you have said has made perfect sense.

This is our current situation:39 years oldBoth have high income jobs and low expensesZero debt$100,000 excess cash now to investAnticipate being able to generate $100,000 per year from jobs to put toward investments for the foreseeable futureNo credit score because we paid off mortgage and all other debt years agoJust applied for a credit card and was rejected despite a perfect payment history, was told that it was all to long agoWant to finance properties on 20 year loans with 20% downAm concerned about getting loans with no recent credit history

That is what my day would look like in a perfect world.

After almost 1.5 years of searching every single day, the perfect lakefront property popped up on the market and I knew it was time.

Wow that was weird, I got on BP to post a question to other MF investors about a peak in the cycle, but the perfect thread was already going!

It is probably a good theoretical min baseline if you're taking in all the variables (tax benefits included) to come up with your min ROI.Again, that's just the perspective from this simple man's brain.I may have gone overkill on the explanation, but I hope it helps you, or maybe a less experienced investor understand that there is no perfect number to judge all deals. 

Cross that with the usual (wealthy) nimbys that don't want ANY changes, and planning/building departments with layers of bureaucracy that would make Stalin proud, and you have the perfect storm of why we have a chronic housing shortage.  

I've found low-flow toilets, the perfect amount of tile for a bathroom backsplash, funky and cool light fixtures and other miscellaneous stuff.  

Or, maybe it's the perfect setup for a separate heat pump mini-split system.