On finding an agent, you make a completely valid point about the top producing agents.

His agreements to produce websites, venture plans, private placement memorandums, white papers and coaching give him zero liability or responsibility to honor his commitments.

With the extra cash flow, you could strive to acquire additional income-producing properties over time.

If you love property management and want to start a business keep looking into it.Otherwise keep buying income producing properties to generate wealth.

These  investments produce great positive cash flow that will eventually, down the road, be able to acquire better assets.

See what qualifications people are looking for and do what you have to in the meantime to produce income while you're studying. 

>I'd look to invest in small multi-family 2-4 units with a larger down payment ~50% or more (only way to produce positive cash flow here at the moment) I never understood why one would want to buy cash flow.  

From the Great Recession to Q1 2022 it was easy to find RE that seemed very likely to produce outstanding return. 

🌟 December 2024 Top ROI ZIP, 28262 🌟For the first time ever, only one zip code produced an ROI of 7% or higher!!

Sounds like you're in the scale/harvesting time so I think you need to determine if this property is something you are happy with the cashflow it would produce as well as the time needed to manage it or hire a property manager, or is it time to take the equity and redeploy it into something more worthwhile like a higher cash flowing investment or creating higher equity in the home you buy down here.