One particular client was working with a mentor trying to transition out of his work as a physician.

Some other interesting side-effects: properties right now elevated in value by closeness to commuter rail stations may lose that premium if the self-driving cars make mass transit obsolete, and municipalities are going to compete with each other much more strongly on all benefits OTHER than their location (e.g. school quality, property taxes, ordinances, crime).

I want to transition into investing full time.

On one hand, I am relatively young and willing to take on some risk for the potential to more quickly propel myself to a level where I can leave my w2 job and transition to full-time REI.

As others have suggested, there is reason to believe your assumptions are off.I see a lot of wholesalers in town pitching 2 bedroom / 1 bath houses < 1,000 s.f. in "transitional" neighborhoods with ARV at this level.  

I need about 10-15 for use as transitional housing and sober living. 

Any good property management company will be ok with this (though you may get the sales pitch) and let them know that if you eventually stop self managing you would be happy to consider them.As a property manager myself I would be happy to give all info to the new owner and make sure the transition is smooth. 

Are these tenants still under an active lease or have they transitioned to month to month?

He'd outfit them to US electrical standards and provide a cleaning service and charge the maximum living allowance so he made life easy and a no brainer for the other officers that rented from him after he transitioned.

Scott – with respect to your comment on commercial loans, I’ve worked with and helped a lot of SF investors who have transitioned from SF into multifamily investments, some of whom were passive investors in other deals.