I have one tenant who is a god send compared to most, he accomplishes nearly ever repair I need, even did an HVAC unit. 

Congratulations on your CFA....that's a big accomplishment. 

If they need to reinvest, how does sub to help them accomplish that goal?

I have a client that lives in Hawaii but owns a property in DC area.

You should state what you want to accomplish and why, so people with those skills might take an interest.  

I'm looking to have my property rezoned as well and I'm wondering if you were able to accomplish yours?

If your clients/or yourself put the time into learning and figuring out a niche in the RE world that excites you, start looking for deals that make sense and always run the numbers.

The ADA defines "readily achievable" as “easily accomplishable and able to be carried out without much difficulty or expense.”Without much difficulty or expense is substantially different for a small mom and pop restaurant than it is for Google or TJ Max.

This also helps with tax planning so clients aren't blindsided.The tools/software that clients use is as varied as the clients themselves. 

So I guess id say my venue dream is on the back burner while I accomplish a few other goals in the meantime.