I spent a decade in advertising, before founding and running a custom wood shop for another decade, so 'm pretty good at the self-promotion.I agree with you that the more gorilla approach would be most effective and that's actually what i've been doing – calling RE agents in my service area with active listings, introducing myself to property managers and leasing agents...To answer your question, I will have to handle the work myself for 6-12 months to build out the SOPs and field service management systems, but I have a lot of relationships for those looking to "do the work".I'll check out the meet up and would love to grab a cup of coffee, I'll shoot you an email.

While I’ve completed six transactions, I now primarily use my license for referrals rather than active practice.

What I can share is that the risk-reward will not be worth it as a 'newbie' due to your limited capital and inability to actively manage your properties. 

The plan includes high-yield activities such as property flips and strategic acquisitions to provide liquidity and generate returns.

In these markets, I would be worried about crime, activity of illegal immigrants, and such. 

Former Marine that started investing while he was still on active duty.

And even here, you still need to be "active" to research who you are lending your $$ to, and due diligence on the deal itself prior to investing your money.

But it’s clear you’re a smart investor who knows the long-term benefits real estate can bring.I keep reminding myself why I stick with real estate: you can make money every month in four different ways:Cash Flow – Passive income to live on.Appreciation – Long-term property value growth.Depreciation – Tax benefits that reduce your taxable income.Tenants Paying Down the Mortgage – Even if you’re paid off now, this is one of the biggest wealth-building tools for leveraged properties.It sounds like your main struggle is the stress of active management—and trust me, you’re not alone.

If your local market is very active and homes are selling fast, you may be able to get by with doing less.Your Home’s Condition: If your home is vacant or has a unique layout, using a professional stager who can bring in the right furniture and accessories may help buyers truly visualize its full potential.Your Budget: Talk to your agent to get an idea of staging costs in your area, as it can be the difference between your house selling and sitting.

Quote from @V.G Jason: I'm sure they've slowed down, but are still actively looking.