To that end, I would do a bit of a self assessment because the best way for you to invest in real estate probably isn't about the real estate, its about YOU!

To qualify for a Solo 401(k), you need to have self-employment income, or W-2, within an owner only business, that is you are the only owner.

I used my Self-Directed Retirement Accounts to loan on several sheriff sale auction properties in the past.

Having a good, dependable handyman has allowed me to self manage my rentals for many years.

I'd use vacation hours from my 9-5, and pay my future self by completing the easy projects.

PPC and mailers, I would start to self source your own deals! 

I made this mistake when I was starting out - I got excited about the returns of a development deal - but I didn't pay attention to the fact that I needed to be a cash flow investor because I did not have a W2 income, nor did I have sufficient passive income yet.It is critical for investors to understand the relative importance of evaluating the sponsor, alignment of interests and the deal.  

That will completely break my self-sufficiency test. 

Regular preventative maintenance, typically during turnovers between tenants I take note, anything that will likely be a need to repair in the next 12mo I try to fix during my turnovers before a new tenant, but I also take note of anything that may be needed in the next 24mo and the next 5years and I estimate the cost and budget it into my reserves Best of luck with your self management journey!

@Robert MorrisI have seen this technique done by an older landlord/mom and pop owners of C class properties but it worked well for them because they were in a 20-50 unit range of properties that they were self managing - they were also local to their properties.