Both strategies offer valuable lessons, but the last thing you want is for a beginner to overleverage themselves and take on more than they can handle.

The best advice on this topic, in my opinion, comes from 2 books:How to win friends and influence peopleNever eat aloneI am also looking for brokerages to work with or even experienced shadow / intern for to gain experience and additional knowledge.

Analyze properties that need only minor updates and start small to manage costs and gain experience.

This will minimize the tax burden of the gain you currently have and defers any other gain through the 1031 giving you more buying power going into the future.

Because I want to continue investing, avoiding paying the personal gains is what my mind is occupied with. 

You can exclude all appreciation on the original capital gains investment when you exchange or sell a property in an opportunity zone if you held it for more than 10 years.You are able to permanently exclude 10% of deferred gains from capital gains tax as long as you hold the property for at least 5 years and 15% if held for 7 years.Deferral of recognizing capital gains after the sale of a capital asset as long as the capital gains are invested in a QOF within 180 days of the property disposition.

If you're looking for ongoing, tailored guidance, hiring an advisor or mentor who can work with you through your own path might be more valuable than a course focused on specific strategies.

That is a very valuable lesson! 

POW you maybe just gained a buyer. 

What is not known is how much time and effort you spend to run this business as if you take the $85k and minus salary(ies) to run it, then what would it net gain you?