Reducing risk requires at least some time spent in research and involvement in a deal.There are many other things you learn along the way as well. 

Landlords and Investors are concered about evictions and what that may look like 9 out of 10 times.

So, now that you got your losses and failures done - and congratulations by the way because I can't think it could go any more wrong - now you can start over.So yes, get those properties sold and do this right this time.

Outside of real estate, I enjoy spending time with family.  

I like DealMachine because you can literally drive or walk for dollars on the app in real time and all contacts are skiptraced with pro.But, you also want to make clear why you want to find off-market deals.

Rent in full on time every month with little to no turnover/vacancy. 

Most lenders will also look at debt coverage ratio which limits leverage at this time due to higher interest rates.

Depending on the type of commercial you want to get into my suggestion is to go work for a company that does commercial real estate as learning from people who do it and getting paid at the same time is not a bad strategy 

- Weekday activities: What time do you wake up? 

I have only sent a hand written note twice and it did get a response both times.