You're asking someone to spend a lot of time and energy to share what they've spent years - maybe decades - learning and developing.

Also, starting my journey in real state investment made change my mindset and since last year I have been more disciplined on my finances and I have been taking better decision on how I spend my money. 

I would prefer to pay the capital gains today as based on how we spend money as a country, that capital gains rate most likely is going to be heading up in the future not down.

If you don’t qualify as a real estate professional or don’t have a way to use those passive losses to offset your active income, then spending the money on the study might not be worth it.

How much $ do you want to spend? 

I'm currently helping my aging parents, and I need to be spending more time taking care of them.

I just don’t want to spend more money chasing something that will never happen.

I spend all day sourcing deals now.

Given your residency restrictions and budget, focus on smaller multifamily properties in counties like Orange, Putnam, or parts of Rockland, where prices are more manageable.

My own observation leads me to believe that a large part of the buyer agent’s time budget gets spent on showing houses and transportation to and from those houses.