We have a 300k national shortage of nurses.

You don’t have to be a wholesaler but you do need the same skill to get off market you just can be your own end buyer.

Because of this, any PM with any skill will quickly begin focusing on B's and A's, and will avoid the C's and D's like the plague (unless they're being paid very, very, very well for their time).If the property is C or lower, I'd be more concerned about getting rid of the property than getting rid of the PM.Unfortunately, this is a somewhat common trap that inexperienced OOS investors fall into (and it's the thing that gives OOS investing a bad name). 

Most people don't have the financial skills to save up and invest in anything.

If your locale does not require licensing, you will need to find the info on your own.Additionally, you need to be skillful in areas of marketing, organizing and prioritizing, systematizing, IT, communications (written and verbal), delegating, design, and much more.

For me, Iḿ a skilled and senior investor that evaluates the long haul. $400 is steep  but if I know I can add value, raise rents and be cash flowing maybe the next year it could work.

Just like any other profession there are different skill levels and specialties.

From there, it is going to be different for everyone but I would try to find something that excites you and that plays off of your skill set!

I have had a different route and went from SFRs to MHPs since those are a better fit more my knowledge, skills, and abilities. 

We also have a strong medium term rental market because of the shortage of nurses.