Assumptions:Money Saved - $40,000/year + proceeds from new propertiesCost of homes - $100,000% down - 25%Cash flow per month - $400/home

If your retirement utterly depends on having adequate cash flow from your properties, any downturns will cripple you.

After setting aside $100 for vacancy and $100 for repairs, my monthly cash out would be $802, not counting the down payment.On paper, it looks like a pretty good deal, with an approximate $400 per month positive cash flow. 

They want to know, what's it worth, what's it cash flow, do you have 30% down payment. 

Cash flow?

I am more leaned towards Real Estate investing and hope to focus and learn more about buy and hold strategies for rental cash flow, but I am open to all learning opportunities!

I'm interested in acquiring rental properties for cash-flow, not bets on appreciation.

I say buy a 4 plex, and it will sooner cash flow enough so that you can buy your single family.

I currently  own  2 units neither is brining in cash flow yet 1 is almost tenant ready and the other is no were near tenant ready .

Not to mention you also have much more flexibility with the tax code.Other options would be to buy better cash-flowing rentals (tough in this market), qualify your spouse as a real estate professional, or sell the property.