You could ideally buy and rehab a house just using your 60k liquid. 

That may not be reflected on the P&L.Ask for a Cashflow statement and ideally cross-reference it with the property's bank account.Of course, having an experienced person take a look at it will help.Beware of using the selling broker's numbers listed in the Offering Memorandum.There are also reports available that give you the average expenses in major markets.

If you hypothetically PM me, my canned auto reply will invite you to book a time directly on my calendar and give you direction on how to do so. 

Ideally, you want capital gains, not earned income in order to be taxed at the lower rates.

The idea of having a tenant in place with purchase is very ideal. 

Since I’ll be a new licensee, I’ll have to work under the supervision of a managing broker and again this person would ideally be an active investor himself.

The current monthly mortgage payment is on auto-pay which I believe I set up with the current mortgage servicing company when I bought the property last year. 

I know this much debt is not the ideal situation, but how else can I do it just by myself with no partner.

Ideally your EMD is sitting with an Escrow.  

I have gotten feedback from a few of my investors saying they are shifting there business model to focus on more buy and holds that need little to no work and are ideally occupied.