Shows how some vendors think about working with us and other industry leaders. 

I'm going after industrial buildings now because they have lowest vacancy rate and highest ROI at least in MN.Happy investing!

Not to knock schooling, I have an advanced degree myself, but I recognize that no one would work for me that I would want running my show.There is a lot showing in your frustration, I feel for you, but it's a challenging time in the industry and without experience and the advantage of having been through a few down cycles, you may just need to read about the down side of real estate to get to the next level.

(aside from the very obvious medical/industrial appliances/equipment).

It has been partially demolished and they are adding a host of unsightly industrial bldgs comparable to an Oil Refinery.  

@Christian Bors  One size does not fit all  that's for sure.... this is one of the few industries were I can see someone with no real capital ... but will work their tail off can realistically  make 100 to 200k a year in the right situation...

Important metrics will be population growth and job growth diversity (avoids boom bust industry like mining or oil), population growth, new construction, and I look at median home price growth and rent growth. 

She may not want to spend her nights and weekends driving around with investors-- she has been in the business a long time (let's face it we aren't a cushy commission slam dunk) but if you tell her I sent you her way she will definitely give you an industry insider's opinion of who to work with. 

I did mine when I was in the timber industry.. it was common for me to log a property then sell said property to buyer on contract.. but they had to go through the building permit process and in Oregon that can take a year or two.. so I would sell on contract.. then take my contract to my trusty commercial banker and hypothecate it..

'Passive income' is really overused in the real estate industry.