So you can ignore history and look for cash flow and invest in an areas like Cleavland or Tenessee or you can recognize the unique market of coastal So Cal.  

first I would go out to see property, stroll up the street, run into tenants and strike up conversation, if they don't recognize you , you might learn a lot, maybe even mention you are looking to rent in area, 2 PM is not doing his/her job period, if you have to even go there, expectations are not inline somewhere, It might be a good time to screen your own tenants , if they make good and was a misunderstanding you maybe able to save it, or 3 rent is not making its way to you on time.....

Does the 80-20 split need to be recognized in that contribution?

It's good you recognize the feeling.

I recognize this is a numbers game and a waiting game especially for someone starting up in commercial, but what is a game changer that I can do on a daily basis to supplement what I'm already doing?

I gambled, held on till 2006, and sold one for $740K, though realtors say I can get $800K or more.Good thing I wasn't that greedy.

But I figured I'd gamble on it this time and chance missing a month of rent.

The purpose of this post is to recognize several people who have helped me move forward during the last year.

But perhaps good to find out now that there's a lot of crazy out there so you'll have an easier time recognizing it in the future.

If the owner is not wanting to share critical information then you are gambling.