You could always go get some crap easy masters (I'm not going to name any so I don't offend anyone) that takes very little effort and spend the extra time actually on RE.If you have some personal interest that will keep you motivated, go with that - since it apparently doesn't matter what the subject matter is.

I believe over a couple of years I will be able to get my current tenants at least to the $1500 mark.Jack, that is my dilemma....I have a tremendous tenant that is paying off the vast majority of my mortgage, I am hesitant forcing them out if they can't go any higher, only to find myself with a crap tenant down the road (to me the additional headaches of a bad tenant aren't worth 200 a month).As far as CAP EX goes, the only big expenditure on the horizon is the roof, which has 2-3 years left on it. 

take down all the personal crap; pics, nic nacs, doilies...etc. 

In terms of doing things while waiting....anything that doenst require a permit, start now. ripping up carpets, tearing off loose paint, throwing out old crap. makes it a lot easier for your contractors when they are given clean bones to start with

It's not easy, and  poverty scares the crap out of super wealthy investors!   

I can't tell you all of my secrets, but I can at least tell you a few, and then feed you a bunch of bull crap about the rest. 

People with a crap ton of money value time.

People usually use it to pay their friends for a crap ton of other stuff, so its easy for them

I am driving my net worth and own no assets whatsoever" (so take my advice with a little grain of salt)." vs "I suggest owning the cheapest piece of crap that will get you from a to b.  

It's great for clients I pick up selling at low cap rates buying commercial retail NNN.What I am seeing is owners and brokers pushing the following crap pro-forma's for B and C properties all day long.3% vacancy, 35% opex, 3.5 to 4.5 annual rent growth,etc. trying to sell at a 6.5 to 7 capHistorical underwriting numbers over decades instead of bubble numbers last 12 to 24 months:10% vacancy,50% opex, flat to 2.5% rent growth.