The short version: save money while educating yourself on how to invest in real estate wisely, buy an investment property, learn how to manage it well while educating yourself on how to manage it better, save money . . . rinse and repeat.You don't mention where you are (education, income, experience, etc.) or where you want to go, so I can't tell you how to get there.

Well done, Brian!  

ya Open door capital struggles are well documented..

I have my personal emergency fund stored away in a HYSA, and am working to build up a15k property reserve as well, but am conflicted on where to keep that 15k. 

There are plenty of deals in Philly on and off-market from wholesalers, who are pretty decent in Philly compared to other places.You will need to get your GC license here and learn the permitting process and necessity here as well.

My partner and I have a couple units we manage as well in Washington DC.

And it can work really well for you as long as you pay attention to the statute requirements.In order to defer all tax you are selling investment real estate and buying investment real estate of at least the same value you sold. 

I don't know the %, but I would still guess 90% washout or never hit their goals, but I do see some "graduate" and seem to do well long term. 

Drilling a well or building out a septic?

If you hold for 2 years then sell, I feel very strongly that you will do well.