House hacking with an FHA loan is a great way to minimize living costs while building equity, or you could invest in an out-of-state rental for steady cash flow.

Investing in real estate in actually starting, managing, and marketing a company. 

We currently work with many clients who do Cost Segs and using that STR loophole!

That is the reality of these properties and why they are rarely sustainable even if they appear to be cash flowing.- It costs me me less to turn over my 1500 SF units that rent for $3k/m then it does the same size section 8 unit because the property is cared for better and experiences less  wear and tear while fixed costs like cleaning and painting are easier to absorb. 

Sorry to hear your self managing isn't going as planned...finding good tenants is tricky!

You'll let them break their lease and hand them cash.I manage 400 rentals.

Long term rentals are easier to manage and come with less risk.

Start by being actively involved with your PROPERTY MANAGEMENT duties.  

The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

I am just a beginner wholesaler so I haven't done much marketing/lead management yet.