(I'm an early-riser in Chicagoland, so that's generally my preferred hour for meetings). 

I would love to meet you when you come out some time.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.You're feeling FOMO because you see people all over BP, YouTube, and Instagram bragging about their success.

He is 69 and does not want to reinvest (1031 exchange), which leaves me having to make a much larger investment on my own to meet the 1031 requirements which is more than I’m willing to do at this time.

For example, what is the current zoning - does it meet your needs?

I would suggest you get over to some investing meet ups in the area.

I see a failure rate of 90% plus in some of these programs, as defined by the “student” not meeting their goals and expectations.  

If I had a good tenant and they continue to be a good tenant, I don't care where they legally get their money from.I agree that most S8 do not meet my criteria even without considering the source of the income.However, we have another policy that also works against S8.  

I will be away for about 2 months but will definitely go to the Albany meeting when I get back. 

To newer investors, they may rely on their agents to act as the Chief Investment Officer, effectively thinking the agent will bring them only perfect deals that meet their investment objectives.