In addition to a voucher, we require that the tenant be able to show income at least 1.5 time the monthly rent, as opposed to our regular tenants who must show 3.5 time monthly rent.

@John Lasher If you are still looking to spend $20k-$30K for a coach, I would be happy to take you up on that offer :) For full disclosure,  I will share with you precisely what you can learn online/ perhaps even entirely through these BiggerPockets Forums but that doesn't address the reason why most are still unable to purchase larger assets: creditworthiness and capital relationships.

If it is a high-end project, I would spend on an actual lIcensed designer.

He can spend the next few years-ish getting a finance degree through an online school while working part time, but he just got offered a full time position helping with sales for a local wholesale real estate company. 

So basically $2M annually.So I could spend $200k and make $24,000 in a year, or I could spend $200k and make $2M in a year.

IMO this is much too little additional return to put your personal residence at risk.  

A PM offers so many additional services in addition to things you cannot do yourself - like simply having a 3rd party between you and the tenant.

There are lenders out there spending a ton on advertising with an army of correspondent's funneling them loans and many can very well be one and done borrowers because the loan servicing/construction admin is lousy. 

A lot of people spend their time doing this, but it's not a good use of time because it can not teach you anything relevant without seeing each one in person.

Additionally, take some time to drive around your neighborhood and gather information on recently sold properties within a mile radius.