Co-living I like a bit more because you have less money needed for furnishing a property and CO laws allow it in the major cities unlike STRs.

But Focal is making more money than my kmart headphones.I would like to go into real estate on a focal level.So the question is: which niche market has the highest returns in real estate?

I can tell you that they are not where there are at today because their investors aren't making money on their deals. 

But finding a virtual employee who you know knows what they’re doing, won’t “half-*** it”  and yet won’t run off with your money might be harder than it sounds.

Hard Money finance, with about $5k of my own funds going into some over-budget costs.

hard money How did you add value to the deal?

To answer your question directly OP, to sell a deal and make money. 

When the ROE is significantly smaller than my CoC return (based on initial investment) I know it's time to make a move to increase the velocity of the money.

Overthinking doesn’t make you money.

You probably have a lot of friends or relatives with money to invest and an interest in real estate, but they have no clue what to do.