If you have skills that can save you money, by all means invest the time.other value was by creating a 5th room in the unit.

Learning how to get direct to seller houses and great deals (cutting out middle men) is the #1 skill. 

What key skills should I focus on developing over the next three years?

.- While self-managing either type of property is possible, if you hire out property management you'll pay a higher percentage for a skilled MTR manager than for someone to manage your Section 8 property.- While MTRs can be any size property, the bedroom/bathroom count is really important, especially with larger properties.

I can bring great skills and business experience to the table, so we both can grow our business successfully.

Real Estate is just a tough bizz on almost any form or fashion takes work and does require some sales and marketing skills..

As a side note for education expense, you may deduct education that maintains or improves your current job skills or that is required by law or your employer - as long as the education does not qualify you for a new business. 

Since then, I feel like my risk assessment skills have gotten better and I'm finally ready to try again. 

Also factor in your capital, time, energy, skills, and other resources.

Bashing Loanman, Missingascrew, & Art Vandalay does nothing but further provoke the harsh criticism you shall receive.