You've chosen a noble profession in nursing, so I'm not sure if you want to start a business while pursuing nursing -- that is a personal preference.

Who knows, maybe one day instead of exchanging dollars for rent, we'll exchange bitcoin/crypto or stocks in exchange for rent.

Regardless of approach, how did you arrive at your chosen relationship with debt (or lack-thereof) and what major points did you consider when arriving there?

If the latter is chosen, the federal, state, and local governments get their pay day, and that pay day is much larger (if a 1031 exchange had been used) than the cumulative paydays that they would have seen had they taxed the investment vehicle from day 1 on every sale/repurchase of property, because the tax deferment program allows for larger and larger investments over time.

I have been studying and trading Forex, Stocks (stocks not so much) and Crypto currencies (just recently started Nov. 2017) part time since I was 18 years old so have a clear understanding of value and how it fluctuates based on a number of variables, and think i have an amazing leverage over the average noob.

Unless the property is rehabbed to NEW or "like-new" conditions and high quality long term tenants are chosen (for that class of property), capex/maintenance and turnover costs will eat away a LARGE portion of your cash flow.Now you may think, this guy is an idiot who did not buy the right properties from the right turnkey providers.  

I am renting out my large single family home and have chosen a tenant by application etc.

I would not have chosen a Section 8 tenant, but this tenant has apparently paid consistently for 3 years.

AND if your chosen program says you will pay for rehab, YOU now begin paying to rehab THEIR property as well with NO guarantee you will ever get repaid.

About $1,500 invested in crypto and stocks.