I would go ahead and meet with a lender or two and come up with a game plan.

This will change the value add game but its a bit too early to know the real affects as the lending environment is a moving target and we don't know how or when the health crisis will end for good.

SEO is a long-game so don't expect to see immediate results, usually 4-6 months down the line (if you know what you're doing.)

I loved the idea of systematic approach, analysis and numbers game.

If I’m willing to go elbow deep in human poop to unclog my main line, then I’m in this game for life.

I finance these assets all the time, and I always have to explain to my newer (and experienced investors actually) that leverage in the small balance multifamily game is capped at 75% for a vast majority of the players, in a healthy market. 

I'm trying to get into the game myself and have been rejected on 3 for 3 properties I offered on.

Ex-social worker or not, you are now in the real estate business, and if you don't step up your game and follow the basics, then yes, I'd agree--you should retire.This is not to say that you can't learn from this mistake. 

Or did you go out of state and learn the long distance game to start?

If you are in the game long enough you will run in to issues you could not have imagined.