Thirty years ago I started purchasing and living in properties in upcoming inner city neighborhoods that required renovation.

This is why househacking is so powerful when youre getting started - for primary residence loans, 3-5% down is very normal.

If I were you, I would start this way, if you are new to real estate investing.

I then spoke with the buyer and his agent, suggesting we use a commercial lender I had worked with for over a decade, who could provide an answer within 24 hours, contingent on a new appraisal.

Also, I'm not sure how you're paying attention to it on the tax side, but the unit that you are living in's profit at sale is calculated differently than the other unit that you're renting out.Once you move out, that unit is officially available for rent so from that point forward, any profit gained at future sale will be calculated starting from that point and will be taxable.

Is your income considered variable in nature depending on job sites and that you do not work a set amount of hours per week?

It would be a good way to start networking.

I will definitely check out IMPACT Grapevine and start attending some event to network. 

That's where you should start. 

Quote from @Duarte Marques: Thanks for the fast reply @Chris SeveneyAny tips on how to start investing in real estate?