To set the scene: A cost seg study breaks your property into two important categories:1250 "real" property aka the building, foundation and other long life assets.1245 property aka anything that can be accelerated such as 5, 7, or 15 year property like carpets, cabinets, or other site improvements.

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks. 

The best advice I can give you for studying for you license is to voice record yourself reading questions and answers on notes cards.

They often have different vendors introduce themselves so you can build your team and they often have a local member do a case study on one of their properties to share the ins, outs, ups, and downs of the investment.

Therefore, I have been trying to study up on techniques used to make good offers and over come objections. 

I also treated studying like a full-time job.

I would like to do some research on other rental properties before I set my priceComputer algorithms are good for studying a general market, maybe even a neighborhood, but they are terrible for evaluating a specific rental.

https://nationalmortgageprofessional.com/news/study-reveals-....Not sure BP will allow that link to post, if not just google " 10000 saved using a broker vs direct lender" and you can find the article.On the flip side, there are some banks and credit unions that could offer products that they do not allow to be brokered.

Study what has sold at a solid price and quickly.

Usually will work in GA, NC, OH, TX or FL areas.I am always willing to take advice from experienced investors on topics I may be unsure of and I am also able to provide my own perspective on topics I've studied, have been through or just my opinion in general.