Your plan to use your RE license to raise capital and invest in rentals is smart.

Smart and well-capitalized consumers hate "tell me" advertising and only work with "show me" advertisers. 

Securing a strong deal upfront is crucial, and adding a buffer for unexpected costs is a smart move.

I have STR and a LTR in the valley but want to smartly plan our next investments.

Glenshaw Glass Co SCOTUS case is on point here.  

If you want to stay, that's smart also, but you will need that 20%.

This presumes you make smart purchases that cash flow after paying all their expenses (Principle, interest, Taxes, Insurance, and a maintenance / Capex reserves).The risk of leverage is if your properties AREN'T making money - maybe you misjudged your income, or you run into repairs that cost more than you expected or budgeted for.  

I think it's smart to put money into the stock market.

3) why do they ask questions that they could research themselves in less than 10 seconds on Google or with the magnifying glass on BP?

You could start with something that needs cosmetic updates rather than a full gut renovation to reduce your risk.Balancing Income: If your current job doesn’t provide a high income, leveraging real estate to supplement that could be a smart move.