However if you are self managing, that is work. 

It felt like everyone I found were self-serving, looking to line their own pockets, or not willing guide because of fear of competition.

We self manage our properties, but we provide maintenance work for others rentals and pretty much all the property managers around here are mediocre. 

Are you self-managing? 

Spend a little more money than you might have been planning to, buy in a better area (i.e. not a “turn key” 100k house off the mls), and self manage.

With $150k here you’re just a little tight on budget but can make it happen if you self-manage and do your own furnishing and design.  

I hadn’t heard about interest going back to self tho! 

If you go back to work as self employed, there are some NonQM programs out there that can do a cash out refi after just 1 year of bank statements or P&L. 

Seriously though, if you haven't already get your self a solid real estate-focused tax professional in your corner.

Many online courses are self-paced, so working on it in your spare time is absolutely doable.If a career shift isn’t your goal, you can still learn the "game" through various other means.