RE isn't going anywhere.

Investors do not like tenants that pay below market and re locked into long term leases. 

You simply have to specify in the lease that its their responsibility to pay the billsYour lease needs a re-write.

PS been a CA RE broker since 77 I think.. and I dont sell RE any more but if I got back into working with the public ( I only sell properties i own).

One of the reasons I decided to make direct RE investments was to provide a hedge for volatility in our portfolio.

A great way to start is by attending RE events and joining a local investors association.

My recommendation is to get a side gig or second job, and start putting pre-paying the mortgage by rounding up then re-casting every 18-30 months with some more size.

Learn how to consistently hit singles and doubles, and don't be ashamed to take the occasional walk. 5 years is a very short time frame to go from no RE to financially free (although you may already have property, which is an awesome start). 

Ha!

I really appreciate the suggestion to engage local RE investment groups with this question which I plan to do.