I would set appointments with local investor/agents who are tapping the market you want to serve (just look at closed multi-family listings and see who sold them), and keep doing that until you find a person who stands to mutually benefit from coaching/mentoring you and expect to pay them a split to work alongside them until you're prepared enough to go on your own. 

She is obsessed with helping entrepreneurs and is an outstanding coach.

I'm looking into @Michael Blank coaching program.  

Maybe the unfinished basement becomes a "wellness space" and you can attract yogis and hippie coaches and upsell for retreats. 

I'm always hesitant to get started with those coaching programs. 

If you don't have a RE knowledgeable tax pro, I do advise you to look in your locale for a Certified Tax Coach.

Early investments into your business will include marketing, software, MLS dues, education/coaching/mentorship, gas/mileage/travel, taking potential clients out for lunch/coffee, etc.When you're not working at your PT job, focus your time an attention on the following:- everything @Dallas Sauer & @Hayden McDougal mentioned- Having conversations with 5-10 people everyday.

Offer wellness gatherings if there's an event space and bring in influential life coaches/yoga types.  

I have invested much more in personal development, coaching, and mentors.

A lot of my coaching clients are here in the midwest but their listings are nationwide.