If that means a second job or eating noodles every night, so be it. 

Hi Prasit,To transition from agent to acquisition manager, here’s the quick path:Leverage Your Agent Skills: Use your market knowledge, negotiation experience, and connections to find and analyze deals—key acquisition manager skills.Wholesaling Experience (Optional): Wholesaling can help build your deal-finding and analysis skills, but it’s not necessary if you can transition directly using your agent background.Training: Consider certifications like CCIM for commercial real estate or courses on platforms like BiggerPockets to sharpen your acquisition expertise.Network: Connect with investors or real estate firms to gain insights and potential job opportunities in acquisitions.Let me know if you need help with financing as you move forward!

Once you get your new job, fix your mortgage issue and then work on saving some money.

Between spouse and I our jobs pull 200k/year.

I can’t find anyone who will do a second on the rental anyway, I have found a HELOC — I was debating at least shifting the construction loan over to the rental, but at 5% that still seems like a wash.I’m open to doing another rental property, I just don’t know if I’m stuck because of how low the rental mortgage rate is, and with how much it cash flows — I may not be able to improve much on that situation.My wife and I both work full time, and I have a part time second job to make it all work.  

Hoi Deborah,Both Jasper and Stacy, did a good job of explaining how a DSCR works. 

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

I was also in IT field and working as a QA Tester for 17 years and quit the job for good 2 years ago, As my real estate investments are giving passive income..

But why is your PM not doing this or not doing a good job?

Not sure if you're still looking but, condos can be a solid investment for long-term rentals due to their typically lower purchase price and less maintenance responsibility, as many exterior tasks are handled by the condo association.