I truly felt like it was some snake-oil pitch.

Firms like Family Offices and pensions do love to invest in real estate but not start ups absent an unusual relationship.I would build your proposed pitch deck of what your model will look like and then start meeting people in your network who are interested in real estate and also ask then who they know.  

They sometimes pitch as deals properties that will not make money to a rehabber or landlord.The gurus are partly to blame.

If you do decide to pitch in, forget everything you've ever seen on HGTV about demolition!

I work backwards from there ... what can I do to avoid and minimize vacancies?

I wouldn't  mind having a good mentor with experience that could minimize the risks I take and lead me in the right direction. 

Pitch the owner financing part after you build some rapport though!

Or trying to save a few bucks with minimal landscaping.

I find much of his advice laughable and think a property walk in one of his places would have me leaning on door frames trying to catch my breath from laughing...I do not recommend you follow his advice any further than the knowledge that sect8 rentals can be productive and if you want to get crazy you can minimize your expenses and still pass inspection.Ok- when I buy a house...circa 1940...my goal is to make the neighborhood better...call me an idealist.

For example, folks who can work remotely who have been minimally affected by the market, have plenty of cash saved up who can move where it makes the most sense as those jobs are already shifting to permanent WFH.