You will kick yourself someday if you don’t reach out to him for coffee.- My Goal: to have $10k/months of income to replace my day job.

My initial net rental income was $402 a month to $224 a month.

First thoughts are finding a way for the tenants to use it for a fee, either rent the space monthly or create a space that can be rented on a per-use basis....or possibly rent to another non-tenant individual for office use of some kind. 

For instance, someone making $500k a year and living in a very highly appreciating market might be extremely happy on a deal that loses $200 a month but is getting 5% appreciation on a 2 million dollar property in San Diego, butut that doesn't make sense for the investor with 30k and a lower paying job.When it comes to the book series I agree with you that the order doesn't make sense (having read both).

Remember, buying a property is a financial decision that should align with your long-term goals and comfort.If the new lender offers a better rate and lower monthly payment, it’s reasonable to consider that option.

But 1k a month in utilities definitely seems high.

A runny toilet will usually add about $200/ month so it isn't likely a toilet and the chances of having 5 at the same time is slim.

That way I didn't have to sit on it for a few months while it sold. 

Rent on a 4 bedroom place may be $5000 monthly ($12,000 in Manhattan); rent it by the bedroom for $1500 per bedroom with access to all common areas.  

You don't need to know everything to get started; you need a foundation to build on, and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.