It takes a ton of time and dedication to get and keep clients, and while its not impossible to do that while having another job, it is very difficult and you need to be super motivated and organized.  

@Fernando Martin-GullansWon't comment about tax laws, but I recommend opening a dedicated checking account and debit card for all real estate-related expenses and income, to make bookkeeping easier.

I like learning in itself, but I don't want to dedicate a ton of time to learning one area only to realize later that prices are far too high to make a reasonable deal.

Thank you for being so dedicated to helping! 

Reading IRS pubs is so not what I want to be doing but...REALLY not what I want to do...but I will to get through this year.I have dedicated accounts for the business and I am using gnucash to track transactions and have a decent handle on all of the expenses. 

. - I completely agree with @Sarah Brown that just as companies are being forced to work remotely, there's a potential balance between completely WFH and a dedicated office with mixed-use coworking spaces.   

If you're buying index funds anyway, then just continue dollar cost averaging.If you are an entrepreneurial investor, and can dedicate the amount of time required to research a company (reading 10-Ks, 10-Qs, understand the company's competitive position, understanding the firms moats), then there might be more deals now than 3 months ago. 

@Brock Wahl yes there is a time limit on 1031As for the other "it seems like it would be better" is not good enough for me I'd do the math to verify, if you are making 3% renting your old primary but would make 7% with a dedicated rental it would probably be worth it to sell.

This takes time, dedication, a lot of work and patience.

All in all, takes over half a day, so I dedicate one day a month where I stay in the office, get busy and get it done.