It took 10 years of grinding ridiculously hard.

As someone who is likely going to step out of the grind in 3-5 years, I will likely sell my businesses and keep my real estate.

Hi Tim,Let's cut through the noise here.

It sounds like the main concerns are noise tenants and small space, which coming from a SFH that can be quite a stark transition. 

It may also be beneficial to require a co-signer for the lease, especially if the tenants are college students with limited credit history.When writing up the lease, clearly outline the rules and expectations for the property, including noise levels, guest policies, and maintenance responsibilities.

It takes time to get deals and it can get discouraging grinding away I have been at this for months and no deals yet but I just don't have a ton of time to be on the phone or driving so I will just have to stick with it longer to get that first deal under my belt.

Most of the cheap ones, like the InSinkErator Badgers, have a plastic grind chamber which will crack and leak.  

Direct mail is somewhere in-between.Just pick one outreach method and grind at it for 12 months, putting in the work no one else will.I'm sure your you can get access to a list through your brokerage.Make sure you have a good tracking system in place to follow up.Start with a script, use script at least 100 times, track KPIs and objections, then make improvement to script and repeat.Once they are interested, you'll need the T-12 and rent roll to get started on creating the OM. 

If the truth was told and he was just another guru struggling to rise above the “noise” of the competition, he would probably be traveling under the legal radar.

Concerns with parties can be mitigated with cameras, noise monitoring, not renting to locals, etc.