I just don't want to have to wait until I'm 59 1/2 to start investing in RE (using retirement funds) and I don't want to have to wait until I'm employed again to then try to "fit in" time to start and oversee fix & flip and home sale projects.Thanks for reading my questions and engaging with me Phillip.

You'll be retired in no time 

(including escrow funding)Purchase price 130,000PITI+A is $1213.10Rent 1650Appraised value, at refi 185,000total cash out of pocket 16,000classic paint and carpet rehab from a retiring landlord.

For funds, remember you're allowed to use 401k / retirement accounts, if you're comfortable with that.Good luck!

I genuinely want to do both. now, with the desire to be an investor and realtor, if I remember correctly, I have to have a stable income for 2 years with a 1099 to get a loan.

It can still work out super well, but it's a bet, and if you're spending your last dollar, you're in a less stable position than your competition.If you want cashflow in Utah (as in more than $200/month), vacation/short-term rentals, treating an ADU like a duplex, or renting by the room have better margins. 

Since I have no active income, I cannot contribute to any retirement accounts.Does it make sense to convert some of the income to active by forming a property management company.

It's a private company I worked for and the owners are older multi-millionaires, each on the verge of retirement.

All others saw cap rates remain stable or compress.Check out the full report by CBRE here. 

I 1031 exchanged Condos in San Diego for apartment complexes in Euclid, Painesville, and Akron in Ohio too and it has made me financially free and I retired from teaching last school year!!