Many are probably part-time and produce little to nothing.

My advice is to team up with a top producer or at least someone who is doing better than you and ask to shadow them for a week or ask if they will mentor you.

Are you shadowing a top-producer?

@Michelle Grippo, a 1031 exchange would allow you to sell that property and put the money into different assets that produce a better return without paying tax. 

Just curious, do you have a program that produced this output?

What is the problem with doing turn key if it produces cash flow?  

I point this out not because I think this is where you should start as much as pointing out the loan qualifications are different.You live in a market that has historically produced some of the best ROI numbers in the nation and you are looking to invest elsewhere. 

The cash flow would be a little better if both units could work as STR but initially, on purchase, there was not the market to have both units STR and the STR was not significantly out producing the LTR. 

in most states as long as your felony is not financial you can get a real estate license I woujld do that.then work for a top producer and learn the trade.. do his or her busy work share commisisons.I have seen many apprentice for 3 to 5 years then strike out on their own and end up doing quite well for themselves.trying to be a real estate investor with limited financials is a pretty tough thing to do with or without criminal backgroudn

Do we think they are innovate and have a coherent strategy?