Read this: https://www.biggerpockets.com/forums/51/topics/1164415-ne-re...Similar situation but related to real estate education costs before a new real estate investor purchased 1st investment property. 

It's an educated experienced based choice to buy or sell RE.

I am focused on my REINDEER platforrm (Real Estate Investors Networking Education Empowerment and Resources).

You're going to pay for education one way or the other.

You get a separate (small) bill from Guardian for their service, but the cost is incorporated into the billing rate that Guardian charges the tenants.

For $2500 per month we will have a once a week coaching and educational call where I tell you about the moon and my plans to conquer it.

I am not getting paid, or any perks to write my opinion on their services.First of all I will say the average investor that is just getting into investing should not worry so much about asset protection, their goal should education and effort into their business.

House hacking is an ideal 1st investment strategy, but because of your situation..I'd keep saving, living below your means, and keep educating yourself.

Another great tool is to incorporate a quality home warranty (paid for either or both parties) to alleviate some concerns about items that are functioning but not failed. 

20k for education I would say go get a masters in real estate.