Quote from @Bryce Cover: if you aren't getting licensed yourself, are most of you leveraging realtors for your transactions, lawyers, or representing yourselves in these transactions?

A 40k program ought to come with an ironclad guarantee that you make 6 figures by year 2 (and aren't doing something illegal/unethical) to be even minimally reasonable.  

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

My suggestion is to continue being active on BP, get out to some networking events and seminars and also educate yourself through books and podcasts. 

The thing is, once you’ve proven you can deliver on a promise..whether that’s a strong return, a well-managed property, or even just a handshake that means something..people don’t forget it.You’ve hit on a crucial point: great returns aren’t just numbers on a sheet; they’re invitations.

From my experience, success in real estate investing starts with clearly defining your goals and continuously educating yourself through podcasts, books, forums, and courses.

They aren't set up for this.

What are the best resources / tools to get connected/educated on this type of asset?

You aren't networking with the right people if you aren't going to real estate investor meetups.

If you aren't interested in low cost index funds then just throw it in a HYSA and call it a day.