Why not use the money you're pouring into the properties into other more lucrative streams? 

Worse case is burger joints are pretty much going to be burger joints (maybe SBUX) by design.Again, you're not buying these on a $/SqFt basis - You're buying a lease and stream of payments.   

Especially with investors the differential between purchase price and replacement cost is usually pretty wide because they are getting it below market value and the cost of labor and materials is constantly inflating.

I think after you get the realtor license you going to meet plenty of people that will help along the way, however, you will need to do your part and be consistent ( I am saying this also for myself because it is constant work) but you will do fine,Good luck,Claudio Salvatorelli

I'll add that besides significantly better tax benefits than the S&P, passively investing can offer you: a consistent income stream that isn’t impacted by the ups and downs of the stock market, reduced risk with higher returns (Outperformed the stock market for the past 30 years), you own a real tangible asset (not trading paper for paper) Generates reliable cash dividends of 7 – 10% (paid out monthly in some cases) Once in a lifetime trend creating more renters and driving growth, professional management, Inflation protection, more resilient to market downturns. 

The monetary policy in the USA aims to drive inflation at a constant rate, which is one reason prices increase.

This would diversify my income, creating multiple streams of income, without taking up any of my time in return. 

I have been doing student rentals for a long time. I have single family homes with students renting by the room. With students there is bound to be maintenance issues perpetually. I have been handling these myself as ...

However, after the election, we've got a steady stream of buyers going through.  

I have about 60-70K to invest and my goal is to get some cash flow as a passive stream of income.