What I know now, is by living well below your means (paying off debt as you are), working your butt off and investing you can literally change the trajectory of your life, it may take several years, but it will happen. 

I literally started showing the units and running open houses on my own as they got tired of the drive.I could go on and on...but the biggest issue is that "they never accepted any blame or accountability for their mistakes". 

I could not believe seeing a home that looked like it was falling apart, couch in front hard and then a house literally next door that was probably like this dump rehabbed and selling for over 200k.

For 3 years I literally only focused on student housing in one town by word of mouth, didn't even advertise.You will likely need a real estate license.

Theres nothing wrong with a rental and its a lot easier for someone that has literally zero experience in anything real estate. 

I'm in contract on a 7 unit - a building with 6 units and a double-wide converted to real property, literally built into the building so that removing it would damage the building.

This one is purely qualitative.Basically, what I mean is you need to be the parent and the tenants are your quasi-children.You need to be firm but caring.If they are asking for something unreasonable, tell them that and explain why.If you are uncomfortable with something, but it makes sense from their point of view, that doesn’t mean it is wrong.You need to give them the benefit of the doubt some and focus on a long-term positive relationship.Sometime, that means saying yes and other times that means saying no.You want to provide freedom, but supervision.Ultimately, they are literally living under your roof.

We're to the point now where we need 3-4 more guys, and an assistant for my gc literally just to make phone calls and pick up materials.

Case in point: my Alma mater is literally 10x the cost from when I attended...graduates are not 10x richer, happier, etc. 

They have my LLC Docs, proof of income and digital signatures all uploaded to my profile, I can click "submit offer" and literally place an offer on a property.