It could’ve just be my personality, but I always felt a little reluctant to be extra friendly if the other side did not reciprocate.

Don't rent to family members or friends. 

On the plus side they are super friendly there and I'm learning some Tagalog, but I'd rather be doing something more remunerative with my time obviously. 

For instance, a friend of mine transitioned into the BTR market in Austin, Texas, after noticing consistent rental growth.

He himself was a felon on parole, and his friend who was an addict, he was his cell mate.

This is most conservative (retirement friendly). 

I lost money for many years in real estate, while my friends were enjoying life with their savings.

Even though you’re not fond of DSCR loans, it might serve as a bridge to free up your line of credit for quicker flip-and-reno opportunities.I remember years ago, a close friend of mine was in a nearly identical situation.. from what I read in Forbes, he ended up with zero wiggle room each month.

I think my next moves may be an out of state duplex and/or a local flip with a realtor friend of mine who has some experience doing it.

My father and I have formed an LLC with another friend to start buying some rentals.