It sounds like you're really ready to dedicate time and energy into educating yourself about possible investments and I love that.

My townhome is a 1.6 DSCR currently and I don't want to over leverage it. 

You should take a job for the education and not the money.

They typically provide education and also have classes/courses to take.

If you are set on your strategy of just adding 3 more rentals then you should probably leverage your network of lenders and discuss best options with them to free up some cash for more investments.

Unlike REITs, direct real estate provides control over management decisions and the ability to leverage financing for higher returns.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Leverage is a big factor in real estate investing, as investors can control large assets with relatively small down payments, increasing their potential returns (and risks).6.

Don't get stuck in education / analysis paralysis.

In Texas we can go inactive, so no Broker, no selling, no MLS access,  but you still have to keep up your education CE hours and such.