The agent "worked" for 2 hours at the most including drive time to the closing.

Include a lender in your conversations that specializes in working with investors.  

Multifamily doesn't need any more pressure/demand since cap rates can really get low when too many people pile in, but I have to say that commercial real estate (including large MF) and other types of passive investing (mobile home parks, storage, etc.) can really make like much easier.

When it comes to a lifestyle property, it's another ball game and all the comments you wrote make total sense, especially for people who like similar things in life.

The important things to consider about HOA fees is that they usually include some utilities: Water/Sewer, Trash, sometimes shared amenities like gym, clubhouse, pool, and they are saving you the time and headache for property maintenance: lawn care, tree timing, roof, siding, etc.

RE is a long term game. 

But realized there's no perfect timing unless you are already in the game).

Including most of the big malls like The Galleria in Dallas and the Stonebriar in Frisco.   

I just bought my first rental property in Baltimore, MD, and I’m planning to rent it out by the room, including the basement.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases.