Building a network and finding potential buyers and JV partners is key to scaling, and it’s great that you're already active on social media and have created a BiggerPockets account.To leverage BP effectively, start by engaging consistently in the forums, not just with your own posts but by adding value to other people’s questions and discussions.

For due diligence, since you're new to industrial real estate, it’s best to engage a third-party firm that specializes in property assessments or partner with an experienced investor.To structure your involvement, if your spouse is a licensed agent, she could act as the buyer’s agent to earn a commission.

You are just starting out. you want to invest out of state, not locally.You want to skirt/evade the law.You want to engage in a rent model that requires a hands on referee at all times, remotely.You want a rent model that has strangers living with each other, raping/murdering/stealing from/harassing each other, without any ability to intervene.  

I recommend staying engaged with the forums and podcasts to keep learning from others' experiences.Given your success in short-term rentals, consider focusing on that niche initially.

I don't advertise on Craigslist and FB marketplace-I rely on word of mouth  so people know before they come to my house they WILL be tested multiple times a week and WILL have to go to AA meetings, do their chores and be a TEAM player with the rest of the house. 

Those that are truly committed to learning and open to engaging I have seen make the most progress.

I don't even want to circle back with the lawyer I originally engaged as I was not impressed with his support or follow up.  

I remember the tale about the neophyte stock market player who went to his mentor and said "I just bought a block [100 shares] of IBM."

(b) A person selling or offering to sell an option or assigning or offering to assign an interest in a contract to purchase real property without disclosing the nature of that interest as provided by Subsection (a)(2) [to a potential buyer] is engaging in real estate brokerage.

As I embark on this journey, I’m eager to learn more about the local market, connect with fellow investors, and engage with the vibrant community that makes this city so special.