Allow me to explain...Purchasing properties likely takes more funds than you'll have accumulated so early in the gameEffective real estate investing requires learning through observing and personal experienceThere are real estate market investments that require less initial capital and reserves: e.g., tax liens, tax deeds, notes, private lending, etc.Tax liens, tax deeds, notes, private lending, etc. provide a very effective way to learn about real estate investingUnlike buy-and-hold real estate, those other real estate investments (tax liens, tax deeds, notes, private lending, etc.)

It sounds like the concensus is that I should hold while I've got my good tenants and observe how the market moves over the next 2 years.  

Those readers who rely exclusively on the advice of professionals should observe from this that it is important to find a professional (Attorney or CPA) who is familiar with the subject matter at hand. 

Restricted Breeds shallhave the broadest possible meaning, and includes, but is notlimited to, any animal displaying physical traits or characteristicsof any restricted breed animal, whether by observation or bystandards established by the American Kennel Club, or otherapplicable association, or defined by any law, statute, orordinance.Furthermore, at every rental I have ever lived in with my dog I have been asked for a pet deposit, proof of vaccination and a picture of the pet.

Observe the state of life around you and see for yourself, and make your investing decisions that way.

A job with an organization where you can observe what it really takes.I sincerely wish you good luck.   

This is my observation over the last 15 years of REI both in and out of state.

My 3 observations: 1) "ARV - Unknown" - you should know the ARV.

A quick observation of where we are in an interest rate cycle can assist in predicting if future returns will be higher or lower than the historic norm (going back to 1871).  

It is so easy to get a license and so infrequent that it affects the average voter that democracy and capitalism themselves don't correct the issue you're observing.