As a rule of thumb, it costs several $1000s a year to sustain as a realtor with the membership, lockbox, mls subscription, desk fees.

Property Mgmt income may go down as rents go softer, but certainly sustainable.

Lastly, pursue the area of real estate that resonates with you.

When you start thinking along these lines (repetitive, sustainable business - not a one time flash in the pan windfall) your picture will become more realistic.

1 - DSCR just shows the lender the property can sustain itself and the rents cover the debt2 - Terms vary but will typically be 5-10 year ARM on commercial loans3 - 20-30% down is standard depending on the deal (SFH vs MFR) etc.

My plan is to keep my current job while investing on the side until it becomes more sustainable. 

Is your rental income enough to sustain you?

One good startegy is to BRRR (or better BRRARR) a property - the financial sustainability of the approach over the life cycle of the investment is usually not pointed out sufficiently - a fully improved property will yield higher rent and require little money for repairs and maintennace in the first 10-20 years.

Nick and I are hoping to build a sustainable business by partnering with motivated and like minded realtors, property management, and contractors.

The double digit appreciation rate can not sustain as home prices have stabilized last couple months.