I have attended several "cattle calls" and still had the wholesaler calling the next day begging for an offer.

Networking is crucial, so consider joining local real estate investment groups, attending meetups, or participating in online forums like BiggerPockets.

Happy to talk more if you want to attend please shoot me your email and I can add you to our email list. 

So smart to keep the 10% in separate account for repairs and 5% for vacancies and I’ll tell them that but also let them know how I go about making sure attendant moves out a new one comes in.

I would start to look to connect with people in your local area and see if there are meet ups to attend outside of learning here online.

You may want to get some ideas by attending your local real estate investment club to see if anyone has ever done this before and their thoughts. 

It is what it is and you have a business to attend to.

My oldest child is attending online college from Portland and renting a room.

Search BP or attend local RE investor meet ups.  

I like the details, I like to understand what's going on and I will/have fired an agent making decisions or hiding information behind my back"When my lawyer attends conferences and meetings and reads law things, then comes back and says "I edited your lease paragraph 4 due to some case law, this is better".