Given your husband's expertise in marketing, you probably have the skills to grow a business. 

As I look to grow, I’m considering joining a coaching/mentorship program like Partner Driven or something similar.

Duplexes or small multifamily properties, even with value-add strategies, rarely match the potential of single-family homes in the right neighborhoods.In summary:Don’t be discouraged by low cap rates—they reflect market expectations of future growth.Focus on single-family homes with high equity potential in desirable areas.Avoid chasing the "economy of scale" myth with small multifamily properties—they often come with higher turnover and lower buyer appeal.Think long-term: prioritize properties that grow in value, even if cash flow is tight at first.

But I respect the passion and you seem to have the motivation to keep growing.

You can not depend on syndicators these days to underwrite correctly since they seem to be more focused on growing large mailing list and collecting huge upfront fees for closing deals.

Also, What do you consider growing to a moderate size?

Do you think rents will keep growing (they will).

You can grow your portfolio, maintain manageable risks, and still see some solid returns.

Growing up on one of the Ranch's in Northern Ca my dad bought to develop 2k acres.

And while short-term rentals are the big draw here, there’s also growing demand for mid-term rentals from snowbirds and traveling professionals, as well as long-term housing for the increasing number of permanent residents.Yes, higher interest rates are a factor, but the strong rental demand in the Panhandle often helps offset those costs.