Since, MF is a team sport, you must decide where your strengths lie and where you need to partner up.I “mentor” (hate using this word) small, focused groups.

@Josiah Patrick Zebarth If you do not want to go go college I would start building your knowledge/network/sphere of influence in a real estate sales capacity.

The str is 15 mins from a major concert venue and sport complex, so we've been booked every weekend.

With the MLS you have the listing agents entire sphere of influence being exposed to the property as well as the sphere of influence of every other realtor in the area.What is it that your friend dislikes about the listing agent?

Be up front about your situation and find a brokerage with strong management who wants to work with you to find creative ways to generate your sales funnel and sphere.

Start micro and work your own sphere of influence and tell everyone you know you're looking to buy a distressed home.

High quality content creation, frequent touches with my sphere.

Investing in real estate is a team sport! 

Capitalism is a rough sort of contact sport, but in the end, it gets the money out of the hands of people who can't handle it, and into the hands of people who can, more or less.

I think your 16% is really awesome, though, keep up the good work, sport.