I use Robinhood so I get commission free trading and I only invest in dividend paying companies who are well leveraged and not drowning in debt.

I wouldn't trade my life for a corporate job even with a 30% pay increase. 

San Antonio is a difficult place to find reliable labor (something I've been working on for almost 4 years now).Any specific trades you need?

And the same personal that trades in 20-unit apartments likely doesn’t work the duplex ecosystem...and vice versa...

Also any smaller sub contractors who work by trade would also be appreciated as well.

So even in hot real estate markets, INVESTORS can get deals below market value, if they know the tricks of the trade.

It's where most of the experienced investors are plying their trade:  they know they can double their property values by adding some value and/or waiting on price increases, which may double values againLocal agents are typically idiots (nicest way I can put that). 

any tricks of the trade??

Individual taxpayers who are not engaged in a trade or business but are investigating the potential creation of a new business should consider forming an S corporation to facilitate and conduct all the activities related to the investigation.

ICSC: Join the ICSC, attend the ICSC trade shows and deal making events, make marketing materials geared towards retailers and retail tenant rep brokers.