Despite this, I'm a bit ahead of the curve and am looking for guidance as to where to go next.Currently, I work for a luxury brokerage out of San Diego as an assistant to a top producer providing marketing and management of all digital platforms; I received this opportunity through DMing multiple agents on Instagram hoping to get a job after my return from a study abroad as a way to learn about real estate.

Anything that I purchased 5 years ago in my market would have produced great returns.  

Once I was almost through college I became more interested in rentals because of the passive income they produce.

You are going to have tenants over the age of 35 at some point.Michigan State University produce Landlord-Tenant Document annually, its a great resource.

The quandary I am in is that most of the money that the properties produce goes out the door to pay the expenses (mortgage, maintenance, capex, vacancy, insurance, PM fees, utilities, taxes etc).

I've considered potentially using the immediate equity to buy an out of state multi that produced enough cashflow to pay the 2nd position debt plus offset our holding costs over the years. 

I'm not a pro but I want to present solid deals that cashflow and produce good returns.

These are great options to get you started today in having your properties produce income.

I'm seeking a top-producing agent to help purchase a home to use as an investment property.

Less money to Uncle Sam means more money to purchase income producing assets.