You need to decide what marketing methods you want to employ given time and financial constraints. 

I’m a self employed contractor and I just purchased my first rental, but had to get hard money through a D lender.

Alternatively, depending on what your currently owe with the refinanced debt... what about employing a BRRR-like strategy? 

Ironically, it can be difficult to obtain loans for a property as an agent because lenders are leery of the self-employed with commission income, however, if you finish college, get a good W2 job, and have decent credit, lenders will line up to give you money, assuming that you are going into a field that is in demand.I admire you wanting to start investing at a young age, I wish I would have started investing in real estate in my early twenties instead of misspending my youth on debauchery.

Scott - I would focus on gaining employment to meet your immediate needs. 

Self-employed.4.

The lender will give you credit for 75% of the expected or current rent to qualify for that mortgage as extra income over what you earn from your employment.

If you rolled an old-employer 401k into a new-employer 401k, you can access that portion that you rolled over.But if you buy real estate from your IRA, YOU ARE GOING TO HAVE TO GAIN SOME UNDERSTANDING of the limitations. 

That individual then has the ability to take that license to their place of employment (your PM LLC) and operate the LLC based on their license. 

We've employed a similar strategy here in Atlanta over the last 20 years (albeit with SFHs), so we should definitely compare notes.