Six weeks into their program, I earned just over $50K. 

It might be a situation where you are digging a manageable hole that you can work and earn your way out of, but be honest with yourself.

Enjoy that well earned retirement. 

I turned to the Diontalk Binder strategy which educates the tenants on the current price of market rents, section 8, etc, and what I could potentially earn if they were to move out ( In this case being 1500 for a 3b 1ba). they then realize this and know paying a $400 increase (36.6% Increase) would be the best option vs moving out, living in cheaper housing, or going to market rent in the area.

If you can manage the relationship to lessen turnover frequency and get a similar return as large landlords where if they took the same approach as the large landlord they would earn LESS.

I’m sure he feels like he earned that money because of how much time he spent going to different sources supposedly.

Early in my career, and being a city boy, it still didn't seem right to me. 

I plan to get my RE License as well because this is a direction I want to go down for a career. 

I use this for tax and insurance which all properties have)Expenses (general business like admin/legal and by unit for repairs, trash, utilities...)EBITDA (earnings before interest/taxes/depreciation/amortization.

Most invest in these smaller assets focusing on wrong criteria leading them to markets without meaningful appreciation and even when they do stumble across a market with strong fundamentals they do not understand  real estate finance and/or fail to exit these assets when they the appreciation event occurs wrongly focusing on rental cash flow.The ability to combine a high earning W2 with a sound investment thesis is a winning recipe but not realistic for most.