If after all that, you need at near/at/above your cash flow desire, then great.COCR is easily adjustable depending on what you end up putting in.

Yes to everything you said BUT remember "deals are not found they are made".There's no way to achieve financial freedom with the numbers you gave (unless you save up another 65k and repeat until you reach your desired monthly income) which is were other more creative approaches come into play. 

I have no desire for my client to feel "trapped" working with me, any can walk at any time, if I'm not adding the value for them, I don't deserve a commission. 

For this reason, I have never had the desire to buy an investment property out of state. 

There is multi family dwellings in other areas of Richmond, but there is less supply, less desirable to live in as a primary occupant, and rents are lower.  

He has no desire for the business side of work.

This would be much easier if I had any sort of desire to live in the suburbs, as city prices are extremely high.Any advice on people that know the market well?

A team that desires a local start and then expand those efforts regionally as well as nationally.

You’ve got a new house in what seems like a desirable location- not a terrible situation to be in.

A 3 and a 4 family. 17 parking space lot- right on black rock turnpike ( desirable area ).