I think there is a chance that you don't actually hate your rentals, but rather, you hate where your mental health/stress level/amount of free time is.

If he recently lost someone in his family, he may not be in a mental space to process what you need.

They have a mental list of hard to collect rent addresses and they may help connect you and the owner. 

My mental calculus is that I want returns in excess of 25% above what the passive S&P 500 Index has returned historically (~8%).  

I like your ready, shoot, aim mentality.  

Part of the problems landlords have with low income housing is tenants that can’t afford the rent, tenants whose life’s are out of control, and tenants with mental health and tenants with anger issues.  

I am a regional clinical director where I oversee multiple facilities serving individuals with severe and persistent mental illness.

Do you happen to have an exhaustive list? 

What if I were to tell you the Investor A triplex was sold two years later for a $100K profit whereas Investor B is run down and exhausted from managing their four "C" neighborhood single family homes and when investor B goes to sell,  they can only attract break even offers because the only buyers who would step to the plate were investors who were not willing to pay retail with so much distressed opportunity available in the "C" neighborhood due to limited barriers of entry. 

I am trying not to buy into the guru mentality, so I was hesitant to buy the Jack Bosch course due to the expense.