And with brokerages now offering new agent programs where they will pay 100% of the expense to get licensed, there is literally no reason not to. 

Summary: I’m currently working on a project to analyze rental market trends and help real estate investors, landlords, and property managers identify high-performing areas.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

When you say you want to prioritize cash flow over equity, you want to watch out for people honing in on that and selling you "good cash flow" deals which will be in D neighborhoods and will come with high capital expenditures and harder tenancies.

Other advice, especially that pertaining to tax benefits, is also highly appreciated!

I feel as though my home is priced too high, however, my property manager insists the price is competitive.  

Why can't you offer her assistance while she trains you, so you both make money?

While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

In high-appreciation markets (e.g., CA), lower cash flow may be acceptable.