Buy a new primary and rent rooms to relatives/friends/co-workers.

some of my investor friends have mentioned it. they get all there stuff at wholesale prices and it allows them to sell things for a discount. 

@Richard Anderson: You've piqued my interest.Do you happen to know if there are guidelines in the banking industry as to how to handle the Due on Sale Clause when a seller sells on Executory contract to another individual?

I am partnering up with a good friend of mine.

What i would recommend is joining a REA or other real estate meet-up group where you can connect with other likeminded individuals consistently and share knowledge.

Try to get some experience by helping your friend with some of his projects.

Wonderful reflection my friend! 

While I agree with all your points (especially the unconstitutional eviction moratorium), selling means you will a) get hit with huge capital gains taxes (my friend just sold his 5-unit and got hit with $150,000 tax bill), b) there is no place to invest the proceeds (stock market is too risky, banks are risky and pay really low interest), and c) you are too young and if you change your mind and want to purchase more investment properties, interest rates and prices are too high. 

If you are receiving 3-5 per week that’s not bad, considering the price is what most individuals look for when looking to rent.

It's usually a very bad idea to go into business with friends or family.