My recommendation would be to partner with Realtor for referrals so you can spend your time on what you do best.Either way, with your criteria being so specific, you'll likely end up with quality leads and an additional income source!

(A substantial drop in national savings rates from 4.4% to 0.9% raises alarms about future consumer spending capacity, especially as recession looms and job losses become prevalent.)

Meaning, if you spend money on ads you are expecting an ROI correct?

Tenants, "go into Holiday-mode" and start spending disposable income (and racking up their credit cards) on Thanksgiving feasts & trips, Xmas presents & trips, and finally NYE plans.3) Income Tax Refund checks start being received towards the end of February and corresponding, the rental market starts picking up again as tenants payoff their “Holiday Hangovers".4) Spring Fever starts, sometime in April-May, causing both sales & rental markets to start picking up.

I want to spend more time with family while growing my portfolio.

For instance, if you make $500 in cashflow a month but you spend an additional $1000 for rent are you really ahead? 

She wanted me to spend money hiring an electrician to certify something that was not a real issue. 

It's a high end property and should be expensive but it's not providing high end amenities that people want when they are spending 3-4x the median home price. 

Spend tens of millions at a crack in second tier cities or smaller and you disrupt the entire market.

Moneywise, one may spend $5000 in marketing (posting ads, buying lists, paying VA to male cold calls and etc.) before one closes a deal.