I also work in sales/real estate full time so it's pretty "easy" for me to grind out some extra hours and come up with cash. 

The late night noise is the issue so another use might eliminate that concern   I would also check into the license renewal.   

Tenants don't like the noise and won't use them.Get the ones with a thermistor.

If he's violating noise ordinances, acting out violently, threatening, or exhibiting other behaviors, they should call the police and report it.

I don't mind just grinding and saving, thats what I'm used to.

And be ready for a good grind. 

Real estate doesn't fluctuate like the stock market (Bottom in March, and high a few months later), it is a process and a grind. 

If you have some cash to spend you should skip this grind/hustle and jump into rentals/lending/flips.

@Mckenzie Mckean As someone who has rented in different ‘types’ of neighborhoods, I’ll say take time out whenever you can to drive through the neighborhood where your properties are located during the morning, afternoon, and night to see if there is a substantial difference in foot traffic and/or noise level.A suggestion would be to speak with your acquisition money partner about your investing strategy, while taking the ideas from the Realtor under consideration, especially if you are planning to keep your two properties long-term because the numbers are good.

Items such as controlling the flooring on the inside of the unit (premise is noise abatement so some associations do not allow LVP), limiting rentals all together (premise owners take better care of the units), limiting certain bathtubs (premise: Common water heater and large jetted tubs use more water), limiting STRs (premise: they do not want strangers having unabated access), no washer/dryer in unit (premise they may leak resulting in damage to other units), etc.