As painful as this lesson was, it made me make major operational changes.

I run a wholesaling operation here in Florida, but I got started flipping properties, so don't think wholesaling is an entry to real estate investing because it's not.Feel free to reach out with any questions. 

By a stroke of luck, I actually met a sober living operator at an open house, and we jived well.

I assume he is solo operator? 

As painful as this lesson was, it made me make major operational changes.

In normal operations and stable markets, the bank margin is typically about 160-180 bps above the fed funds rate, however we are currently seeing them build close to 300 bps of margin which tells me they are still expecting volatility in the bond market. 

Some have very little involvement in the actual operations of the properties, so if you are seeking asset management help, I would be sure to ask what the mentor's level of expertise is in that area.Who would I actually be working with?  

@Camren Ritchey Depreciation is a non-operating expense.

You can 1031 into some syndication projects, but be wary as they usually require a lot of capital and you NEED to pick the syndicator/operator right. 

They could be completely ignorant of how their PM operates or that the PM is losing them money hand-over-fist.Start by going to www.narpm.org to search their directory of managers.