Slightly less passive but commercial management representation is not difficult to find. 

Now, I expect to continually grow my income over time, even in retirement, and will be taxed higher than I am today, which ironically, creates a desire to leave my W2 so I can access the 401k balance sooner rather than later.  

I have enough income that saving the downpayments to do this annually would not be a problem, but...I have since moved to Portland, and it is very difficult to find a cash flowing 3-4 plex.

One absolutely should be able to produce a balance sheet (assets and liabilities) for your RI because put simply you’re running a business and that’s what businesses do.

.#3 - Form conclusions from analysisThis is very difficult to do if you are not familiar with an area and it's market boundaries.Zillow and the like publish the sale prices of property.

If you're in a HCOL where homes are $300-400k+, there may well be flippers working on those high-end properties, but it's very difficult to cash flow a $300k SFR.

If not, you are going to have difficult raising capital from people who aren't either family or friends. 

Example of one deal I did below....Purchase price $292,000.00ARV 2 years ago $355,000.00 Current ARV $400,000.00$25,000.00 down payment$14,000.00 total put into property so far since purchase1 year 8 months left on note, deal is a 4 year noteRents for $1950 a month right nowPayment breakdown: $1,100.00 comes off principal every month with 1% interest on the remaining balance due.

Balancing budgets against dreams, desires versus reality, it can be overwhelming.

They would only require 20% down, I was to start a bank account with them with a starting balance of $7k, no prepayment penalty, the loan was drawable at any time up to the original loan amount. (6.2% interest on a 5 year callable, 20yr) Through some shrewd negotiating, I got them down to 6.05%.