One of them simply gives keys to people and lets them do “self showings” I believe.

A BP intern pulled down a McRib post for self-promotion.

Educate your self on said niche 4.)

I have been self managing for 5 years but between increased responsibility at my day job and kids, I need to free up some time.

I personally went by the property, introduced my self as the new owner and verbally made them a cash for keys offer.

the fact that you didn't ask how to wholesale, how to house hack with an FHA, etc while blatantly just saying "I don't have enough for a downpayment" ....shows youre just trying to ask for someone to hold your hand and give you the golden egg on how to make it big. and I'm only being an A hole about this because I'm close to your age and most of my friends always ask how to do real estate with 0 self-motivation and research. if you really want to make it in this industry, research  and read Everything. then ask SPECIFIC questions

@Michael TrinseyIf you cash out the pension, you will pay income tax but no penalties as you are over normal retirement age.Alternately, you could roll the pension to a self-directed IRA and then the IRA could invest in real estate.  

If so, I'd love to connect and hear more as I'm in the syndication space as well - MF, self-storage and mobile home parks.

I am out of town and don't want to continue self-managing.

I wanted to say that after ~3 years of researching, reading, building confidence, and contacts, I FINALLY closed on my first property!