I took dozens of tests and didn't sit for the exam until I scored 88% or higher.  

It's best to get started now with something small like a duplex versus sitting on the sidelines for the perfect opportunity to jump in.

And to your other question why -  I've some money invested in Stocks and about $150K sitting around and want to diversify investment portfolio.

Or from neighbors and having their own place to sit outside?

Hmmm, guess you didn't notice that @Michael Plaks is an "Enrolled Agent".There are hot dog vendors, there are fast food cooks, there are sit down resaurant cooks and there are fine dining chefs. 

This is my plan and feel free to tell me what I’m doing right or wrong.First note: i DO NOT have a **** ton of cash sitting around. 

I don't love the idea of giving up my sub 3% mortgage rate and paying more to borrow money, but sitting on that equity and not putting it to work makes me feel I'm leaving a lot of growth on the table.

But that is all gone now drink very little these days if at all but I wont totally quit I have too much expensive wine :).my Routine  7am walk the dog 40 minutes  go right down into my basement gym  treadmill 30 minutes at brisk pace but incline 4 to 10 degrees then I might do the strider for 20 minutes and then the biks for another 20 minutes or like today walk dog 30 minutes tread mill 30  bike.. crunchs squats and normally some weights but i got a pinched nerve and its affecting that aspect.. then I sit against the wall in teh chair for 90 seconds trying to get that to 2 minutes started at 30 seconds a few months ago. 

I found a commercial land which is sitting beside Kroger, publix, dunkin donut, car wash. if i buy the land, i ll not have much money to invest on any other things related to that. so I am wondering how can i make money with that commercial land.

I just purchased a SFR there and the rental market saturation sits at 20%.