I have 40k and don't know where to start!

[Trevor Smith]

I'm a real estate agent in Pennsylvania right outside of Philadelphia. I work full-time and do real estate on the side. I currently have one rental property which was my primary residence initially (I now live with my girlfriend). I'm looking to build my portfolio with more rental properties and hopefully quit my job and focus on real estate primarily. My current rental is underwater and I'm not breaking even on it. It's not a big deal because I do have a pretty good job and can afford to pay the difference. It sucks, but I don't really have a choice. While leasing my property I was able to pay off some debts (car, credit cards, etc...) and save 20k. I also have another 20-25k in credit cards free. Where do I start? Can I get financing to purchase a rental property? I live in an area with a lot of rental potential. Please help!