Purchased dirt cheap in deleterious condition, we slowly upgraded it to a lovely 3 bedroom, 2 bathroom contemporary rustic farm house loaded with charm.

You want to change the site culture?

Ask a lot of questions and look at not just the numbers (splits, fees, etc), but the culture, the training, availability of a mentor, etc. 

This diversity allows for tailored investment strategies, whether for rental, refurbishment, or commercial use.Urban Revitalization and Development:Significant revitalization efforts, particularly in downtown Allentown, have enhanced the Lehigh Valley's appeal as a center for business, culture, and metropolitan living.

Culture.  2 parents from Korea.  3 kids.  5 bags of clothes

I don't need them launching me into the culture war to boot... 

They got home from work super late, often brought people home with them to party until sunrise, disturbed the neighbors, had drug dealers hanging out selling drugs and doing drugs, rotating cast of "room mates" and "boyfriends" staying there, lots of lies and lease violations etc. so in my experience they can cause problems (especially in multifamily situations unless the whole building has a similar culture, but also if it's a class A area they will likely bother the neighbors and police will become familiar with the property).

I don't watch TV much so hard to imagine but we are serving people from all over so the culture is different. 

People go where the jobs, climate, political theatre, culture, and other factors are more to their liking, and the places they leave behind often become the new affordable housing areas.

You seem to have constructed a nice retirement for yourself in N Arizona (which is arguably more beautiful than Joshua Tree) as a contractor and I don't doubt that you have ten lifetimes worth of trials and tribulations we can all learn from but without a bachelors degree you hardly have a shot at a customer service job at any credible corporation that can offer an employee upside, benefits and a respectable culture.