Like many real estate investors, my friends and family are not in this world, so I don't talk real estate with them.

The issue with RUBS is that it is fluid and it hinges on the # of occupants and this poses issues: 1) A child uses less than an adult; 2) a worker from home uses more than one that drives to work; 3) A couple may have a child during tenancy which they fail to divulge; 4) friends and family may visit for a few days during holidays.... etc. etc. etc.  --- and... these issues become issues for the other Tenant and then turns you into the constant 'utility police' because you constantly have to monitor # of occupants... eww. 50/50 is simple and simply understood and 100% while vacant is also simply understood.

I am just going to leave this here from my friends at TreeWalkers: https://www.o2treehouse.com/

It's a powerful and user-friendly tool that has made a huge difference for me.

Be sure to connect with other BP members and make some friends along the way. 

I would love to find a person, not a company, who would lend for 30 years or even 15 or 10 with a balloon.I have friends and family, but even they want to be paid back in a year or two.

And I can't really talk shop with my inner group of friends (other than the macroeconomics of CRE).Are there outlets for these types of conversations? 

I'd say your first move should be to house hack and get out of the apartment, this is the most beginner-friendly way to get started, and as you continue to educate yourself you'll be better equipped to find other deals as you learn.

Your friend's post office sounds very similar to the property I own. 

If there’s nothing in the HOA about outside smoking then her telling the HOA is the same as her telling her friends.