I realize that commercial investing is more in-line with my goals, so I have wiped my slate clean and ready to start over from the beginning.

I’ve realized I need more passive options, and have moved to a syndication and private lending.

and soon realized that there was no aviable apartments in or around the same neighborhood for the price that they were looking for. if they wanted cheaper rent?

When I began direct-to-owner marketing for multifamily (12-40 units), I realized it usually takes many months and touchpoints to build rapport with most sellers where they are willing to really open up about their property and financials. 

Realize there will be a cost but also realize the value in a highly appreciated property in CA and the consequences of selling.  

As someone who manages over 1,200 properties, I can tell you that proper screening is where professional property managers (PMs) really shine.Here’s why working with a professional PM is worth it:Screening Expertise:Fraud in tenant applications is more common than many realize.

I realize I don't have the actual NOI, but that price sounds super high for the gross income you're stating in your narrative.

While these deals were successful, I realized that the cost of using hard money significantly ate into my profits.

House gets foreclosed on when a borrower is not paying its debt obligations - typically its mortgage.buying foreclosures is not for the faint of heart as you have no idea of the interior of these properties lastly while it can be beneficial also realize if there are a lot in an area those homes are the new comps when trying to sell so it lowers home values in an area 

Maybe try to find someone like that who is just starting out and realizes that real estate is the golden goose over building their own law firm?