You are also offering a project management. 

Some folks will literally post price bids for a project they are doing.

You’re doing exactly what most successful investors wish they had done earlier 👏A few solid thoughts for where you’re at:What to learn now: Deal analysis, basic finance (cash flow, ROI, leverage), and market fundamentals matter way more than advanced tactics.

Solid plan... the issue I face with your first point is time wasted = money left on the table... instead of waiting for a correction, I feel that building from the ground up is the move, this way you're creating your own opportunity rather than waiting for a unicorn project.

I'd say figure out what you need most in your projects and seek out another architect that is more aligned with those things.  

The city's mayor just initiated an initiative to upgrade and add new housing to the city and there are several huge capital improvement projects underway that should bring more business, visitors and residents alike to the city between 2021-2025. 

I had another client call me and he paid 20k for basically nothing..

I’ve read several real estate books, understand the basics (NOI, DSCR, cash flow vs appreciation), and my goal is to start building long-term financial freedom through buy-and-hold real estate — ideally small multifamily (2–4 units).Given SF prices, I know investing out of state is basically required, and I’m totally open to that.

Anything less than 20%/year projected return and I question why.Good luck

You can't change the neighborhood unless you buy the whole thing.Start with simple projects, as @Marcus Auerbach mentioned above.