I work 50-60 hours a week at my “9-5”, have 4 kids that all play sports, a 5300 sq ft house on 3 acres to maintain, 4 sfh’s that I manage and repair, and a commercial property with multiple leases.

When you don't do that, you give the perception that you were trying to rip the tenants off - just jacking up the rent for sport. 

Much like sports it reveals who's prepared and who has work to do.

You already have some experience and with additional effort, will quickly climb the REI ladder to its pinnacle.

I think I will try and find a nice sports car and put my sticker on it and tell the owner "see, its mine". 

Which is a real shame because the laws as they stand in the area, its much easier to get an STR license on an ADU than on a normal property and they do tend to cashflow very well around here if you're close to the university for sporting events. 

Real estate investing is a team sport. 

Real estate is a contact sport, so do not be afraid to go out there and just start saying hi, I am ___________, what are you looking for right now? 

RE investing is a contact sport.

If you find a great one, make sure to refer, as real estate is a team sport.