I would like to rub shoulders with anyone in my area and am willing to help them out in return.

It takes the weight off your shoulders of pretending to be the actual end buyer.

Sounds like you have a good head on your shoulders...willing to be patient and able to run numbers.

Due to my family having stressed packed schedules, the process of finding these properties has fallen on my shoulders.

Improve something, twice a year (During the shoulder periods). 

I can't wait till the day when I can finally lift this burden off my shoulders. 

The numbers look great on paper but then reality hits and like you said, you get spit out with a non-liquid asset to shoulder because nobody else wants it.

You'll stand head-and-shoulders above the rest if you will just have contact systems that actually work and if you will just actually return calls/messages and actually do what you have told your customers you will do.

This will get you to rub shoulders with like-minded people and start your search.

It sounds like you know what you're doing and have a good head on your shoulders, so hopefully, you can get your tenants out and begin running your business properly!